City of Rancho Mirage general plan

City of Rancho Mirage
General Plan
November 2005
Adopted by the Rancho Mirage City Council
by
Resolution No. 2005- 95, dated November 16, 2005
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Acknowledgements
Many people provided key participation in preparing this General Plan. Those listed below
were particularly instrumental in preparing this document. The City wishes to acknowledge
the dedication of these individuals and others who provided support for the effort. Their
contribution to the continued prosperity of Rancho Mirage is greatly appreciated.
CITY COUNCIL
Alan Seman, Mayor
Richard W. Kite, Mayor Pro Tem
G. Dana Hobart, Council Member
Ron Meepos, Council Member
PLANNING COMMISSION
Shonna Perry, Chairperson
Jeffrey Feder, Vice Chairperson
Ira Laufer, Commissioner
Barton Rivin, Commissioner
Gordon Moller, Commissioner
GENERAL PLAN ADVISORY COMMITTEE
Don Reuben, Chairperson
Larry Nichols, Vice Chairperson
Stuart Ackley
Lawrence J. Bell
Thomas W. Green
Dana Hobart
Ed Lambert
Bob Lienhard
Richard McClung
Ron Meepos
Sam Spevack
Harold Solomon
CITY STAFF
Patrick Pratt, City Manager/ Executive Director of RDA
Robert Brockman, Director of Community Development
Bruce Harry, Director of Public Works
Catherine Mitton, Director of Management Services
Scott Morgan, Director of Administrative Services
Randy Bynder, Planning Manager
Carl Bishop, Senior Planner
Kim Clinton, Senior Planner
Todd Weber, Assistant Planner
Jeff Cherry, Planning Technician
Cathy Thomas, Department Secretary
General Plan Consultants
THE PLANNING CENTER
Lead Consultant
Dick Ramella, Principal- in- Charge
Colin Drukker, Project Manager
Rachel Struglia, EIR Manager
William Hoffman, Planning Analyst
Tova Corman, Environmental Analyst
Nicole Krause, Environmental Analyst
Craig Ramella, Graphics/ GIS
Tin Cheung, Noise/ Air Quality Specialist
Maria Heber, Document Production
Dee Santos, Document Production
STANLEY R. HOFFMAN ASSOCIATES
Fiscal/ Retail Analysis
Stan Hoffman
Debbie Lawrence
Marcine Osborn
GREGORY STOFFEL & ASSOCIATES
Retail Analysis
Greg Stoffel
URBAN CROSSROADS
Traffic Analysis
Carleton Waters
Min Zhou
EARTH CONSULTANTS INTERNATIONAL
Geotechnical
Tania Gonzalez
Kay St. Peters
Robert Lemmer
Rene Perez
CITY OF RANCHO MIRAGE GENERAL PLAN PAGE I- I
GENERAL PLAN TABLE OF CONTENTS
I INTRODUCTION
INTRODUCTION ............................................................................................................. I
LAND USE ELEMENT ...................................................................................................... II
CIRCULATION ELEMENT................................................................................................ III
HOUSING ELEMENT ...................................................................................................... IV
CONSERVATION AND OPEN SPACE ELEMENT...................................................................... V
AIR QUALITY ELEMENT ................................................................................................. VI
NOISE ELEMENT.......................................................................................................... VII
SAFETY ELEMENT ....................................................................................................... VIII
PUBLIC SERVICES AND FACILITIES ELEMENT.................................................................... IX
COMMUNITY DESIGN ELEMENT ........................................................................................ X
ECONOMIC AND FISCAL ELEMENT ................................................................................... XI
APPENDIX A: FISCAL IMPACT ANALYSIS ........................................................................... A
APPENDIX B: ECONOMIC AND RETAIL ANALYSIS ............................................................... B
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I. Introduction
INTRODUCTION
CITY OF RANCHO MIRAGE GENERAL PLAN PAGE I- I
TABLE OF CONTENTS
I INTRODUCTION
A COMPREHENSIVE GENERAL PLAN............................................................................... I- 1
A BEAUTIFUL DESERT CONTEXT..................................................................................... I- 1
A VISION FOR THE CITY OF RANCHO MIRAGE ................................................................. I- 2
USING THE GENERAL PLAN .......................................................................................... I- 3
General Plan Format ................................................................................................. I- 3
Implementation of the General Plan.......................................................................... I- 4
Consistency with the General Plan ........................................................................... I- 6
AMENDING THE GENERAL PLAN .................................................................................... I- 6
GOALS, POLICIES, AND PROGRAMS .............................................................................. I- 7
INTRODUCTION
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INTRODUCTION
CITY OF RANCHO MIRAGE GENERAL PLAN PAGE I- 1
The City of Rancho Mirage is a well- known desert resort and residential community in the
Coachella Valley. With major regional medical facilities, the Valley’s most vibrant and
attractive commercial centers, and world- class resort hotels, Rancho Mirage is a desirable
destination for residents and visitors alike. Guided by the General Plan, Rancho Mirage is
positioned to reach its full potential by developing new commercial centers at strategic
locations, providing new housing opportunities, continuing the beautification of its
roadways, and providing more design guidance for public and private realms.
This introductory chapter provides a broad overview of the General Plan— its creation, its
contents and its use. To provide a context for better understanding it, this section briefly
summarizes the City’s evolution, setting, and Vision, as well as direction on how to
interpret, implement, and amend the General Plan. This section concludes with a goal,
policies, and programs to guide the City in administering and implementing the General
Plan.
A COMPREHENSIVE GENERAL PLAN
All cities are required by the California Government Code to prepare comprehensive, long-term
general plans, to direct development of the community. The General Plan provides the
goals, policies, programs and implementation strategies to guide the development of
Rancho Mirage and to protect and enhance its valued assets and resources. In addition to
goals and policies, the General Plan includes background information and discussion,
diagrams, maps, tables and charts that provide direction for the prudent and conscientious
management of future development.
The City’s previous General Plan was last comprehensively updated in 1997. To adjust to
and plan for the rapidly changing conditions of the Coachella Valley, the City Council
determined that a comprehensive update to the General Plan was necessary and, in July
2003, approved a process for the review and updating of the General Plan. The City
Council appointed a General Plan Advisory Committee ( GPAC) to serve as the primary
means of citizen involvement in the formulation of the General Plan and provide
recommendations for General Plan goals and policies. Beginning in 2003, the GPAC met
regularly to discuss and review the City’s Vision and the General Plan elements.
A BEAUTIFUL DESERT CONTEXT
The City has taken shape in a beautiful valley setting of desert mountains surrounded by
dramatic views of the Santa Rosa Mountains to the south and west and the Joshua hills to
the north. Lushly landscaped golf course communities and broad arterials on the Coachella
Valley floor have created a “ garden in the desert.” This contrast of unbridled geography
and manicured environments provide Rancho Mirage with its unique sense of place.
The City of Rancho Mirage incorporated on August 3, 1973, bringing autonomy to
residents and businesses over land use and development on approximately 15.6 square
miles of land. Expansion has occurred without sacrificing the quality of life that originally
attracted residents and the City now comprises approximately 15,800 acres or 25 square
miles. Its Sphere of Influence ( SOI)— County managed lands over which the City has an
advisory role— total another nine square miles.
INTRODUCTION
PAGE I- 2 CITY OF RANCHO MIRAGE GENERAL PLAN
The successful beginning of Rancho Mirage was the establishment of the Clancy Lane and
Magnesia Falls area, as well as Thunderbird and Tamarisk Country Clubs in the ' 40s and
' 50s. From the beginning, Rancho Mirage was primarily a residential community.
Succeeding decades brought new assets and resources. In the ' 60s commercial business
expanded and " Restaurant Row" developed. The ' 70s saw the introduction of the
Eisenhower Medical Center, as well as five of the City's country clubs.
Residential construction boomed throughout the ' 70s and ' 80s, and that period also saw the
addition of the Valley's world- class destination resorts— Marriott's Rancho Las Palmas, the
Westin Mission Hills, and The Lodge. Development in past years has focused along State
Highway 111, with the majority of future development expected to be near Interstate 10.
A VISION FOR THE CITY OF RANCHO MIRAGE
The Vision is intended to reflect a positive mental image of the City of Rancho Mirage at a
time in the future. It attempts to describe what the City will look like, feel like, and how it
would function in the year 2020. Its physical content and image will reflect the values that
have prevailed over the years.
The Vision is the first step in the planning process. It provides the foundation for the
General Plan. It also should inspire accomplishment and focus energies towards achieving
the goals of the City. It will be central to the decision- making processes that will forge the
City in years to come.
A Vision for the City of Rancho Mirage
In the year 2020, as it is now, Rancho Mirage will continue to be noted for the
quality of its residential neighborhoods. It will continue to be a great place to live
or spend leisure time. It will have an international reputation as a destination
resort and medical and research center. It will be recognized for its ambience and
the unique lifestyle it provides. Residents will enjoy a variety of cultural and
recreational opportunities.
Rancho Mirage will be distinctive, with a strong sense of place reflected through
the quality of the man- made environment and the natural setting. The City will
maintain and protect the backdrop of the Santa Rosa Mountains, and provide
public and private open space. The landscape of the City's streets and public areas
will present a pleasant, recognizable, citywide theme. It will be the premier
location in the Coachella Valley for first class shopping, entertainment, cultural
and dining opportunities. Its architecture will be outstanding and appropriate for
Rancho Mirage.
New residents of Rancho Mirage will find a variety of neighborhoods and housing
types from which to choose.
Future land uses will be designed to be compatible and harmonious with one
another. Residential neighborhoods, commercial and business areas, resorts and
public places will be pleasing to the eye, well maintained and safe. The street
system will also be safe, efficient and attractive; and signage will enhance the
character of the City while meeting the needs of local merchants.
The City will continue to be economically prudent and sound. Rancho Mirage will
be the prime location in the Coachella Valley to establish new business enterprises
INTRODUCTION
CITY OF RANCHO MIRAGE GENERAL PLAN PAGE I- 3
and expand existing operations. Residents and visitors will enjoy attractive,
comfortable and safe retail shopping facilities compatible with the low density
residential and resort character of the City. Revenue generating businesses will be
encouraged to locate and flourish in Rancho Mirage.
USING THE GENERAL PLAN
The Rancho Mirage General Plan, frequently described as the “ Constitution” of the City, is
the foundation upon which land use decisions are based. The Plan is a comprehensive
information and planning guide established by State law to provide a framework for
making informed decisions about the future of the community. It identifies the com-munity’s
land use, circulation, environmental, economic and social goals and policies as
they relate to land use and development. The General Plan identifies concerns and issues
important to the community and establishes goals, policies, and program implementation
measures that resolve these issues.
General Plan Format
The General Plan is organized into nine elements, as well as an Introduction and Appendix.
The seven state- mandated elements— Land Use, Circulation, Housing, Conservation, Open
Space, Noise, and Safety— are supplemented by two additional elements which the City
considers very important to its future: 1) Community Design and 2) Economic and Fiscal.
Within each element is accompanying background information, goals, policies and
programs.
An Action- Oriented Plan
To guide a community effectively, a General Plan cannot be a static, vague document; it
must be a dynamic, policy guide that gives specific direction to future decisions. It
represents the collective goals and values of the City and describes the necessary actions to
support them. For Rancho Mirage, this means preserving its best features and taking
advantage of new opportunities for quality growth and change.
Goals, Policies, and Programs
Each element contains at least one goal statement and related policy statements and
implementing programs.
A goal in the General Plan is the broadest statement of community values. It is a
generalized ideal which provides a sense of direction for action. For example:
􀂌 A landscape program that promotes aesthetics, conservation and place-making
The essence of the General Plan is contained within its policy statements. Policies
further refine the goal statements and provide a clear direction for decision
making. Policies include “ shall” statements to provide unequivocal directives.
Decision making criteria, major development standards and funding priorities are
best established by clear General Plan policies. For example:
􀂌 Landscape plans submitted to the City shall be consistent with the
Community Design Element.
INTRODUCTION
PAGE I- 4 CITY OF RANCHO MIRAGE GENERAL PLAN
General Plan programs are included as implementation measures needed to carry
out related policy statements. Programs provide the basis for scheduling and
assigning staff and other resources to specific actions that are needed to
implement certain directives of the Plan. For example:
􀂌 Develop medians and parkways that achieve an interesting visual rhythm
through the consistent placement of trees and plant materials.
Implementation of the General Plan
The Rancho Mirage General Plan relies on element policies and programs, as well as the
related mitigation measures set forth in the General Plan Program EIR, to serve as
implementation measures. Special studies are also integral tools that assure effective
implementation of the General Plan. The City Zoning and Subdivision Ordinances play a
critical role in implementing the Plan’s goals and policies, while specific plans and
development agreements provide detailed implementation programs for specific portions of
the City and its Sphere of Influence.
Zoning Ordinance
The Rancho Mirage Zoning Ordinance is the primary tool for implementing the General
Plan. While the General Plan is the City’s long- term plan for land use development, zoning
sets forth the specific development standards, such as lot sizes and permitted land uses, for
each parcel in Rancho Mirage. Text, maps, diagrams and other materials describe the distri-bution
and intensity of land uses into such categories as residential, commercial and
institutional uses. Written regulations establish minimum development standards for each
of the land use zones. Permitting processes set forth in the Zoning Ordinance, including
Conditional Use Permits, Variances, and Architectural Reviews guide development to
implement the General Plan.
Subdivision Ordinance
Like zoning ordinances, subdivision regulation is another principle instrument for
implementing the General Plan. Establishing statewide uniformity in local subdivision
procedures, the State Subdivision Map Act ( Government Code Sections 66410 et seq.)
provides the City with the authority to regulate and control the design and improvement of
subdivisions within its boundaries. The Subdivision Map Act also requires findings that,
among other things, the subdivision is consistent with the General Plan and any applicable
specific plan.
Specific Plans
A specific plan plays an important role as a refinement of the General Plan, applicable to a
specific portion of the community. Specific plans often provide detailed analysis of
complex projects and indicate precise land use locations and design criteria. Specific plans
contain descriptive text, exhibits, and diagrams indicating the distribution, location, and
intensity of proposed land uses and the necessary public and private support systems,
including streets, utilities, and drainage facilities.
INTRODUCTION
CITY OF RANCHO MIRAGE GENERAL PLAN PAGE I- 5
Specific plans also define the standards and criteria by which development and, where
applicable, conservation will proceed on the property. Additionally, a specific plan
provides a program of implementation measures and financing necessary to carry out the
project. It must be consistent with all facets of the General Plan and in turn, zoning,
subdivision, and public works projects must be consistent with an existing specific plan.
Specific plans are required for lands designated with the specific plan overlay on the Land
Use Plan. Larger complex development proposals may also be required to process a
specific plan. Specific plans may be adopted by resolution or ordinance and may be
amended as often as deemed necessary by the City Council. Development proposals within
areas designated with a specific plan overlay on the General Plan Land Use Plan cannot
proceed until a specific plan has been prepared and adopted by the City Council.
In areas where a specific plan encompasses more than one property, the plan must be
completed and adopted prior to development on any affected property. Specific plans may
be prepared either by the applicant or the City. Should the City prepare a specific plan, it is
entitled to reimbursement by affected property owners pursuant to Section 65456 of the
California Government Code.
Development Agreements
State law provides for the adoption of development agreements between a project
proponent and the City, in accordance with Government Code Section 65865. The purpose
of development agreements is to provide developers with additional assurances that
development approvals will not be nullified by some future local policy or regulation
change. In exchange, the developer may be required to meet certain conditions or
performance criteria which become part of the agreement.
Development agreements can be a useful means of meeting General Plan goals and
policies, while removing some of the risks faced by developers. Agreements can remain in
effect for a few or several years, the term typically being set forth in the agreement. It is
important to emphasize that, as set forth in Government Code Section 65866, the City,
unless otherwise provided by the development agreement, is not prevented from applying
new rules, regulations, and policies to the property.
Commissions and Committees
The City is also empowered to establish advisory commissions or committees, which may
be comprised of public officials as well as private individuals, to review and make
recommendations on policies or programs facilitating implementation of the General Plan.
These commissions typically address such issue areas as parks and recreation, trails,
libraries, public safety, community and architectural design, affordable housing and
emergency preparedness. The City Council may establish commissions or committees to
address specific and focused issues or to provide recommendations on an on- going basis.
The Council may perpetuate or dissolve these commissions or committees as it sees fit.
INTRODUCTION
PAGE I- 6 CITY OF RANCHO MIRAGE GENERAL PLAN
Consistency with the General Plan
Proposals for development, either developer or City initiated, must be analyzed and tested
for consistency with the goals, policies, and programs in every applicable element of the
General Plan. This test of compliance is also a required criterion for determining significant
impacts under the provisions of the California Environmental Quality Act ( CEQA).
Charter City Status
Under the California constitution, cities are either general law cities or charter cities.
General law cities must follow procedures set by State law and may only exercise powers
granted to them by the State. Charter cities have full authority over their own municipal
affairs ( such as financing public improvements or enacting local ordinances), although they
remain subject to State law on matters of statewide importance ( such as regulation of traffic
and vehicles or exercising powers of eminent domain).
The City of Rancho Mirage became a charter city in 1997. The City therefore is able to
exercise broader powers to enact land use regulations than do general law cities. For
example, as a charter city, Rancho Mirage is not currently required to meet the State law
requirement for consistency between the general plan and the zoning ordinance.
Additionally, Rancho Mirage is not required to submit annual reports to the State on the
status and implementation of its general plan. Rancho Mirage’s status as a charter city
provides it with greater control over its future development and administration.
CEQA Review of Consistency
State CEQA Guidelines require that an initial study include " an examination of whether the
project is compatible with existing zoning and plans." The State CEQA Guidelines further
stipulate that, " A project will normally have a significant effect on the environment if it
will conflict with adopted environmental plans and goals of the community where it is
located." If a determination is made by the Planning Commission or the City Council that
the proposed action is inconsistent with the General Plan, no further action shall be taken
without the completion and processing of an EIR or other detailed analysis which would
support a finding of overriding consideration.
Capital Improvement Programs
Rancho Mirage must also annually review its capital improvement program, as well as
local public works projects of other local agencies, for consistency with the City’s General
Plan. Also, pursuant to Government Code Section 65401, all City departments and all other
agencies whose jurisdiction falls within the City ( such as a school district) must submit a
list of proposed projects to the City. The City is responsible for reviewing these projects for
conformity with the General Plan.
AMENDING THE GENERAL PLAN
The General Plan is not static, but rather is a dynamic and multi- faceted document that
defines and addresses the changing needs of the City. It is based on an on- going assessment
and understanding of existing and projected community needs. To assure that the General
Plan is kept current, short- term programs and policies may be reviewed periodically to
reflect compatibility with budgetary priorities and related program status. Long- term
INTRODUCTION
CITY OF RANCHO MIRAGE GENERAL PLAN PAGE I- 7
programs and implementation measures must also be given consideration to assure timely
funding and development of critical infrastructure and public services and facilities.
Timing
Mandatory elements of the General Plan may be amended up to four times in each calendar
year. The City Council or any citizen may initiate a General Plan Amendment. It is left to
the discretion of the local jurisdiction to establish an amendment schedule to be published
one year in advance. State law further requires that the Housing Element be reviewed and
updated at least once every five years.
Application Procedures
Applications for the amendment of the General Plan and the appropriate fees are filed with
the City Community Development Department. An amendment to the General Plan consti-tutes
a project under the California Environmental Quality Act ( CEQA) and, therefore, is
evaluated for its environmental effects and consistency with other elements of the General
Plan. Final approval of General Plan amendments is the responsibility of the City Council
subject to satisfying the environmental requirements imposed by CEQA.
Exemptions
The State Legislature has recognized that occasions arise which require the local juris-diction
to have some flexibility in amending the General Plan. As set forth in the California
Government Code, the following are exempt from the General Plan amendment schedule.
Amendments to optional elements.
Amendments requested and necessary for the development of a residential project,
of which at least 25% of its units will be available to persons of low or moderate
income ( Section 65358( c)).
Any amendment necessary to comply with a court decision in a case involving the
legal adequacy of the general plan ( Section 65358( d)( 1)).
Amendments to bring a general plan into compliance with an airport land use plan
( Section 65302.3).
GOALS, POLICIES, AND PROGRAMS
The effective implementation of the General Plan relies on the development and
maintenance of City regulatory documents, including the Zoning Ordinance, specific plan
requirements, the Subdivision Ordinance, and City rules for the implementation of CEQA.
The General Plan itself is a living document with mandates for frequent review and
refinement. Amendments to the Plan should be given careful consideration and not be
granted casually. The goal, policies, and programs in this introductory chapter will help
assure the effective administration and implementation of all elements of the Rancho
Mirage General Plan.
GOAL 1
Comprehensive and integrated administration and implementation of all elements of the
Rancho Mirage General Plan through consistent and effective policies and programs.
INTRODUCTION
PAGE I- 8 CITY OF RANCHO MIRAGE GENERAL PLAN
Policy 1
The City shall provide for the periodic revision and updating of the General Plan and
ensure that associated City ordinances, including the Zoning and Subdivision Ordinances,
are maintained in conformance with the General Plan.
Policy 2
The City shall examine and review, on an on- going basis, the long- term implications of
General Plan policies and programs as they relate to the City’s ability to provide public
services and facilities.
Program 2. A
Conduct a periodic review of the General Plan, which includes a report on inter-relationships,
impacts or enhancements of the General Plan with regard to the City’s
ability to fund and provide public services and facilities.
Policy 3
The City shall ensure that properly filed development applications are processed in an
expeditious and timely manner.
Program 3. A
Maintain application processing procedures that assure expeditious and timely
processing of land development applications, including " fast tracking” procedures for
priority proposals.
Policy 4
The City shall utilize master facility plans to address the City’s recreation, drainage/ flood
control, infrastructure, utility management, traffic control, and other facility needs. Master
plans should include plans for funding and schedules for phased implementation, which
shall be incorporated into the City’s capital improvement programs.
Policy 5
The City shall provide opportunities for review and comment on development proposals
through public hearing notices sent to owners of property located at least within 500 feet of
the development proposal site.
Policy 6
City projects shall comply with the same policies, procedures and regulations required of
the private sector.
II. Land Use Element
LAND USE ELEMENT
CITY OF RANCHO MIRAGE GENERAL PLAN PAGE II- I
I I
TABLE OF CONTENTS
PURPOSE................................................................................................................. II- 1
Seasonal Community ............................................................................................... II- 1
LAND USE PLAN BUILDOUT ......................................................................................... II- 6
Seasonal Community ............................................................................................... II- 6
Sphere of Influence .................................................................................................. II- 6
Projected City Population ........................................................................................ II- 7
Projected Employment ............................................................................................. II- 7
AGUA CALIENTE BAND OF CAHUILLA INDIANS.............................................................. II- 15
Land Use Contract.................................................................................................. II- 15
Land Use Controls ................................................................................................. II- 15
Fees and Dedications.............................................................................................. II- 16
California Environmental Quality Act ( CEQA)..................................................... II- 16
GOALS, POLICIES, AND PROGRAMS ........................................................................... II- 19
Citywide Land Uses ............................................................................................... II- 19
Residential Land Uses............................................................................................ II- 20
Commercial Land Uses .......................................................................................... II- 21
Institutional Uses.................................................................................................... II- 24
Open Space Uses.................................................................................................... II- 24
LIST OF EXHIBITS
Exhibit II- 1 Land Use Plan................................................................................ II- 9
Exhibit II- 2 Sphere of Influence ....................................................................... II- 11
Exhibit II- 3 Specific Plans ............................................................................... II- 13
Exhibit II- 4 Indian Lands ................................................................................ II- 17
LIST OF TABLES
Table II- 1 City of Rancho Mirage General Plan Land Use Designations .............. II- 2
Table II- 2 City of Rancho Mirage Statistical Summary of Land Uses ( as
of 2/ 10/ 06).................................................................................... II- 5
Table II- 3 Commercial Land Use Development Potential ................................. II- 23
LAND USE ELEMENT
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LAND USE ELEMENT
CITY OF RANCHO MIRAGE GENERAL PLAN PAGE II- 1
PURPOSE
The purpose of the Land Use Element is to provide a comprehensive plan of the general
allocation and distribution of land uses throughout the City. The Element also serves as a
statement of the standards and targets for population density and building intensity. The
Land Use Element identifies areas planned for residential, commercial, and public uses. It
is the broadest of the elements and is the basis for coherent land use policy development.
The process of developing the land use plan involves the analysis of existing land use
patterns, current and future available public services and facilities, an understanding of the
physical environmental constraints, opportunities for development, and consideration of the
City’s Vision ( see Introduction).
Seasonal Community
The Land Use Element and accompanying land use plan describe and designate the
distribution of land uses by type, location, intensity and extent of use. Uses to be
considered include: residential, commercial, open space, recreation, public buildings and
facilities, and other categories of public and private land uses. The General Plan does not
include provisions for industrial uses within the City of Rancho Mirage. Table II- 1
provides a description of the City’s General Plan land use designations and Table II- 2
provides the statistical summary of these land uses. A summary and map of the City’s Land
Use Plan is also provided. Following the tables and map, overall land use goals, policies
and programs are presented. In addition, a discussion of each major land use category is
also presented followed by related goals, policies and programs.
It is important to note that the City of Rancho Mirage employs a “ single- map” system of
land uses. This means that the City’s General Plan land use designations are the same as
the City’s Zoning designations. The density and intensity standards expressed in the
General Plan are the same as those expressed in the City’s Zoning Ordinance.
Another important characteristic of land use in Rancho Mirage is the development of
residential communities through Planned Residential Developments ( PRD) and specific
plans. The purpose of both is to promote development and amenities beyond those
expected under conventional development. PRDs encourage well- conceived residential
neighborhoods through creative and flexible planning. They allow for a mix of housing
types that are unique in their physical characteristics and warrant special methods of
residential development. PRDs also consolidate areas for structures and maximize common
open space and recreation areas, while integrating access and private internal roadways.
The portions of the City and Sphere of Influence targeted for specific plans are illustrated
on Exhibit II- 3.
LAND USE ELEMENT
PAGE II- 2 CITY OF RANCHO MIRAGE GENERAL PLAN
Table II- 1
City of Rancho Mirage General Plan
Land Use Designations
Land Use Designation ( Density) Purpose of Land Use
Residential
( H- R) Hillside Reserve
( 0– 1 du/ 640 ac)
This designation provides for limited single- family residential development
on privately owned property within hillside areas. It serves as an intermediate
land use designation between open space lands and more intense residential
uses. It precludes premature or inappropriate expansion of urban
development. Development in this designation is restricted by
topography/ slope, drainage, and biological and visual resources.
Development is restricted to a specific area on each lot, with the balance
preserved as open space.
( R- E) Residential Estates
( 0– 1 du/ ac)
This designation provides for single- family residential development on lots
one acre and larger in size. This land use provides an intermediate density
between more typical residential densities and open space lands. It provides
lots sufficient in size for rural and estate development.
( R- L- 2) Very Low Density Residential
( 0- 2 du/ ac)
This very low density designation provides for single- family residential
development typically on individual lots of about one- half acre. Planned
Residential Developments are also an appropriate form of development.
These lands may serve to buffer more dense residential development from
estate residential uses.
( R- L- 3) Low Density Residential
( 0– 3 du/ ac)
This designation provides for moderately low density development and
PRDs. It serves to transition between lower and more moderate ( medium)
residential densities.
( R- M) Medium Density Residential
( 0– 4 du/ ac)
Appropriate residential development under this designation includes single-family
and PRDs. The intent of this designation is to encourage development
of a wide variety of dwelling unit types in a planned environment.
( R- H) High Density Residential
( 4– 9 du/ ac)
This designation allows for smaller single- family attached products and
multi- family dwellings. This designation is most suitable for planned
communities and affordable and senior housing where smaller units and
higher densities may be appropriate. Duplex and multiplex development is
the most common and provides for PRDs comprised of a varying range of
residential types including apartments. Mobile home parks or subdivisions
with PRD type development may also be allowed with the approval of a
Conditional Use Permit.
( MHP) Mobile Home Park
( 0– 9 du/ ac)
This designation is applied to mobile home parks and encourages Planned
Residential Developments ( PRDs).
( S- OL) Senior Overlay This designation is applied as an overlay to an underlying residential
designation. It recognizes special circumstances or conditions that favorably
support and are appropriate for senior housing including close proximity to
commercial, medical and other seniors- oriented uses. Development of senior
housing on these lands may qualify for density bonus assistance from the City
Housing Authority and special design standards.
LAND USE ELEMENT
CITY OF RANCHO MIRAGE GENERAL PLAN PAGE II- 3
Table II- 1
City of Rancho Mirage General Plan
Land Use Designations
Land Use Designation ( Density) Purpose of Land Use
Commercial
( C- N) Neighborhood Commercial
( 0.30 FAR1)
This designation provides for neighborhood- scale shopping facilities
conveniently located near residential areas. These developments are typically
anchored by supermarkets and drugstores. A wide range of other uses
including banks, barber/ beauty salons, dry cleaners, restaurants, service
businesses and other related activities are generally found in these planned
centers. Typical sizes are 8 to 10 acres providing approximately 80,000 to
100,000 square feet of gross leasable floor area.
( C- G) General Commercial
( 0.35 FAR1)
This land use includes a wide variety of commercial centers, specialty retail
shops, clothing and jewelry stores, and a variety of personal service busi-nesses.
Small department stores may also be appropriate under this
designation. Development may range from freestanding retail buildings and
restaurants to planned commercial centers. Hotels and motels may also be
appropriate on these lands.
( C- C) Community Commercial
( 0.35 FAR1)
This designation provides for regional or community- scale shopping centers
and malls. These centers may be anchored by several department stores or
other large- scale anchors as well as a variety of retail outlets and restaurant
and entertainment uses. Hotels and motels may also be appropriate on these
lands. The community commercial center is intended to serve the entire
community as well as the surrounding market area.
( O) Office ( 0.35 FAR1) This designation permits a variety of professional offices including
administrative, corporate, institutional, law, medical, financial, insurance, real
estate, and government offices. Office uses may be combined with adjacent
commercial uses. Less intense office uses may be compatible with medium
and higher density residential developments.
( M- U) Mixed Use ( 0.35 FAR1) The Mixed Use designation recognizes the potential for thoughtfully planned
integration of commercial, office and residential uses. Projects developed
within this designation require a specific plan. Specific plans for these areas
typically include compatible design standards and must demonstrate shared
internal circulation, and complementary and synergistic relationships
amongst uses.
( Rs- H) Resort Hotel ( 0.25 FAR1) This designation allows for the development of hotels and destination resorts
with limited ancillary commercial uses, such as spas, recreational facilities,
restaurants, lounges, and small retail shops that directly support the primary
use.
( SC- OL) Special Corner Overlay This designation is intended to be used in conjunction with any non-residential
base designation at specified intersections. It provides for excep-tionally
designed commercial or office centers at key intersections in the City
where aesthetics and land use compatibility are of primary importance.
( SP) Specific Plan Overlay This designation is used in conjunction with other underlying land use
designations and requires the development of a specific plan. It is also
LAND USE ELEMENT
PAGE II- 4 CITY OF RANCHO MIRAGE GENERAL PLAN
Table II- 1
City of Rancho Mirage General Plan
Land Use Designations
Land Use Designation ( Density) Purpose of Land Use
appropriate as a means of processing large scale Community Commercial and
Mixed- Use development proposals.
Specific plans provide detailed plans, concepts, and designs of large scale or
complex projects indicating the distribution, location, and intensity of
proposed land uses. They also identify the required level and availability of
public facilities and services as well as the economic viability of proposed
developments.
Institutional Services and Facilities
( P) Public/ Quasi- Public ( 0.35 FAR1) This designation provides for governmental offices, cultural facilities,
libraries, museums, schools, hospitals, floodways, police and fire stations,
utility substations as well as other public or quasi- public administrative
offices or meeting spaces.
Open Space Open Space designations are assigned to those lands that constitute important
or valuable natural resources. The designation is assigned to lands such as
parks, natural open spaces, and habitat areas; golf courses, pool areas, and
landscaped lands are defined as private open space.
Open Space designations may also be used to define special resource areas or
those that may pose threats or hazards to development. Lands important for
their recreational, biological, or regional economic value may also be
assigned an open space designation. Examples of resource lands and hazards
include liquefaction hazard areas, detention and retention basins, trails, and
large habitat areas for biological resources.
( OS/ PP) Public Parks This designation is assigned to active recreation open space areas that are
accessible by the general public, and are generally owned and maintained by
the City or other public entity.
( OS/ MR) Mountain Reserve This designation is assigned to public lands or property subject to
conservation easements located within the Santa Rosa Mountains. Uses are
limited to recreational activities: hiking, equestrian and non- motorized bike
trails and facilities consistent with the need to protect sensitive biological
resources. Vehicular access is not permitted.
( OS/ PV) Private Open Space This designation is assigned to golf courses, lakes and water features, tennis
courts and other recreational facilities and landscaping occurring within
Planned Residential Developments.
( OS/ FW) Floodways This designation is assigned to natural or manmade floodways/ drainage
channels.
1 Floor area ratio ( FAR) is defined as the gross floor area permitted on a site divided by the area of the site, expressed
in decimals of one or two places. For example, an FAR of 0.35 means that a project located on a one- acre site ( 43,560
square feet) could construct a building with up to 15,246 square feet ( 35% of 43,560).
LAND USE ELEMENT
CITY OF RANCHO MIRAGE GENERAL PLAN PAGE II- 5
Table II- 2
City of Rancho Mirage
Statistical Summary of Land Uses
( as of 2/ 10/ 06)
Buildout Total Vacant Lands
Land Use Category Acres
% of
Total Acres
% of
Total
H- R Hillside Reserve ( 1 du/ 640 ac) 343 2% 343 100%
R- E Residential Estates ( 0– 1 du/ ac) 527 3% 252 48%
R- L- 2 Very Low Density Residential ( 0– 2 du/ ac) 2,085 13% 953 45%
R- L- 3 Low Density Residential ( 0– 3 du/ ac) 922 6% 17 2%
R- M Medium Density Residential ( 0– 4 du/ ac) 1,186 8% 138 12%
R- H High Density Residential ( 4– 9 du/ ac) 249 2% 127 51%
MHP Mobile Home Park ( 0– 9 du/ ac) 96 < 1% 0 0%
Residential Subtotal 5,408 34% 1,830 34%
O Office 112 < 1% 66 59%
C- N Neighborhood Commercial 103 < 1% 29 28%
C- G General Commercial 234 1% 124 53%
C- C Community Commercial 342 2% 308 90%
Rs- H Resort Hotel 350 2% 241 69%
M- U Mixed Use( commercial/ office/ residential) 36 < 1% 12 33%
Commercial and Office Subtotal 1,177 7% 780 66%
H Hospital 132 < 1% 37 28%
P Public/ Quasi- Public Uses ( Institutional) 172 1% 110 64%
Institutional Subtotal 304 2% 146 48%
OS/ PP Public Park 54 < 1% 29 54%
OS/ MR Mountain Reserve 5,182 33% — —
OS/ PV Private Open Space 2,143 14% 3 < 1%
OS/ FW Floodways and Drainage Channels 332 2% 0 0%
Open Space Subtotal 7,711 49% — —
Streets/ Rights- of- Way 1,198 8% — —
CITYWIDE TOTAL1 15,796 100% — —
Southern Sphere of Influence 1,465 100% 1,406 96%
Northern Sphere of Influence 4,084 100% 3,990 99%
SPHERE OF INFLUENCE TOTAL1 5,549 — — —
1 Figures subject to rounding. See discussion on Sphere of Influence on Page II- 6.
LAND USE ELEMENT
PAGE II- 6 CITY OF RANCHO MIRAGE GENERAL PLAN
Like PRDs, specific plans seek to generate development of exceptional quality through
flexible planning and design. Specific plans differ in that they are intended for larger, more
complex projects that integrate a variety of residential and non- residential land uses.
Specific plans can also permit uses, development standards, and density/ intensity levels
beyond those allowed in the City’s Zoning Code. In return, specific plans require an
applicant to demonstrate exceptional design quality and amenities, as well as a phased,
cost- effective extension of infrastructure. The portions of the City and Sphere of Influence
targeted for specific plans are illustrated on Exhibit II- 3.
LAND USE PLAN BUILDOUT
The Rancho Mirage Land Use Plan implements the City’s Vision as an international
destination resort and medical center, located in a spectacular natural setting. The Land Use
Plan also attempts to ensure long- term economic stability for the City and first- class
shopping, entertainment, cultural, and dining opportunities for residents and visitors alike.
The Land Use Plan is shown on Exhibit II- 1.
Seasonal Community
Of the City’s 12,195 existing dwelling units ( estimated in 20041), approximately 7,000
were occupied by permanent residents, while about 5,200, or 42%, serve as second or
vacation homes for part time residents. The City’s seasonal population increases during the
fall/ winter/ spring months and decreases during the summer period. The majority of
seasonal or second home residences are located in the City’s planned residential
communities.
Sphere of Influence
Land use planning for the City of Rancho Mirage does not stop at the City boundaries.
Unincorporated lands adjacent to the City’s borders are identified by the Riverside County
Local Agency Formation Commission ( LAFCO) as areas likely to be serviced or annexed
by the City in the future. These lands are known as the City’s Sphere of Influence ( SOI).
The City does not have regulatory control over these lands, which generally occur north of
Ramon Road and extend north of Interstate 10, but does have authority and responsibility
to designate its preference for land use planning in the County land.
The City’s SOI is shown on Exhibit II- 2, Sphere of Influence. The SOI can be seen as two
major planning areas. The first is the southern SOI and represents unincorporated lands
south of Interstate 10, east of Da Vall Drive, and west of Bob Hope Drive. The southern
SOI ( 1,465 acres) is viewed as the most relevant to the City’s Land Use Plan and has been
identified with City land use designations. The northern SOI ( 4,084 acres) represents
unincorporated lands north of Interstate 10, east of Da Vall Drive, west of Bob Hope Drive,
and extended south of Edom Hill. The northern SOI is considered to be lands most likely to
be developed under the jurisdiction of the County of Riverside. Accordingly, the City’s
Land Use Plan illustrates only the southern SOI; however, the General Plan Environmental
Impact Report considers the impacts of the City’s full SOI.
1 The California Department of Finance reported 13,331 total units in 2004; however, this number includes
an overestimation of mobile home units ( 1,987). The actual number of mobile homes was 851 in 2004.
Accordingly, the total unit count has been decreased by 1,136 to 12,195 units.
LAND USE ELEMENT
CITY OF RANCHO MIRAGE GENERAL PLAN PAGE II- 7
Projected City Population
The General Plan provides for a range of residential densities ranging up to nine dwelling
units per acre within six residential land use designations. This does not include the Mixed
Use designation, which also allows integrated residential development, or the Hillside
Reserve designation, which offers minimal residential development potential. Within the
City boundaries, the majority of the area is developed as single- family residential dwelling
units within private planned residential developments and standard subdivisions. The 1996
permanent population in Rancho Mirage was 10,600 and had increased to about 13,700 by
January 2004.
The City’s average household size was 2.05 in 1996; however, it actually decreased to
about 1.96 by 2004. Based upon Exhibit II- 1, Land Use Plan, the City has a potential to
generate a maximum of approximately 16,600 dwelling units on 5,400 acres of residential
land uses ( including 36 acres of mixed land uses) within current City boundaries. Using an
average household size of 1.95 persons, the City’s maximum population could reach
approximately 32,400.
The City’s Sphere of Influence located south of Interstate 10 ( projected to accommodate
larger, family households), offers an additional potential for up to 3,900 homes and 11,800
future residents on 1,075 acres of residential land. For a more detailed discussion of the
City’s household and demographic composition, please see the General Plan Program EIR
and the City Community Profile.
Projected Employment
As an international destination resort and medical and health center, Rancho Mirage
maintains an employment base that is centered around the Eisenhower Medical Center and
the major resort hotels. Commercial growth is expected to accelerate and employment is
projected to increase in the retail, entertainment, and service categories.
Within City boundaries, the Land Use Plan provides for a total of 715 acres of Neigh-borhood,
General, and Community Commercial uses ( including 36 acres for Mixed Use).
Another 112 acres are designated for Office uses, and 349 acres are identified for Resort
Hotel uses. The office, retail, and hotel employment provided by the Land Use Plan could
generate approximately 25,300 jobs using probable intensity factors ( floor area ratios) for
each nonresidential land use designation. The City’s Sphere of Influence located south of
Interstate 10, including Tribal lands, offers an additional potential for up to 3,200
employees on 111 acres of land designated for Community Commercial and Resort Hotel
uses.
LAND USE ELEMENT
PAGE II- 8 CITY OF RANCHO MIRAGE GENERAL PLAN
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Dinah Shore Dr
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Gerald Ford Dr
Frank Sinatra Dr
Country Club Dr
Clancy Ln
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Monterey Av
Limely Rd
Morningside Dr
Bob Hope Dr
0' 3500'
LAND USE PLAN
II- 1
LAND U SE E LEMENT
CITY OF R ANCHO M IRAGE G ENERAL P LAN EXHIBIT
CITY
527
2,085
922
1,186
249
96
343
1,037
39
SPHERE
527
2,085
922
2,223
288
96
343
RESIDENTIAL TOTAL
Residential Estate 1 du/ ac Max.
Very Low Density 2 du/ ac Max.
Low Density 3 du/ ac Max.
Medium Density 4 du/ ac Max.
High Density 9 du/ ac Max.
Mobile Home Park 9 du/ ac Max.
Hillside Reserve 1 du/ 640 ac Max.
R- E
R- L- 2
R- L- 3
R- M
R- H
MHP
H- R
76
84
132
62
10
39
54
5,182
2,143
332
1,198
74
182
22
128
5,182
2,325
332
1,220
76
84
132
62
10
39
15,796 1,465 17,261
Public/ Quasi- Public
City Hall
Fire Station
Hospital
School
Library
Post Office
Utility Substation
Public Park
Mountian Reserve
Private Open Space
Floodways and Drainage Channels
Right of Way
INSTITUTIONAL
OPEN SPACE
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P/ CH
P/ FS
P/ H
P/ S
P/ L
P/ PO
PU- SS
OS- PP
MR
OS- PV
OS- W
ROW
Total
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Special Corner
Senior Overlay
OVERLAYS
* These acreages are included in land use acreages above.
Sphere of Influence South of I- 10
Sphere Area North of I- 10 ( Not Shown)
1,465 Ac
4,084 Ac
8 Ac*
111 Ac*
O
C- N
C- G
C- C
Rs- H
M- U
COMMERCIAL
75
36
112
103
234
417
386
36
112
103
234
342
350
36
Office
Neighborhood Commercial
General Commercial
Community Commercial
Resort Hotel
Mixed Use ( Commercial/ Office/ Residential)
Note: Figures subject to rounding.
LAND USE ELEMENT
PAGE II- 10 CITY OF RANCHO MIRAGE GENERAL PLAN
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LAND USE ELEMENT
PAGE II- 12 CITY OF RANCHO MIRAGE GENERAL PLAN
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LAND USE ELEMENT
PAGE II- 14 CITY OF RANCHO MIRAGE GENERAL PLAN
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LAND USE ELEMENT
CITY OF RANCHO MIRAGE GENERAL PLAN PAGE II- 15
AGUA CALIENTE BAND OF CAHUILLA INDIANS
Land Use Contract
The City of Rancho Mirage forged a formal Land Use
Contract with the Agua Caliente Band of Cahuilla Indians
( Tribe) on June 22, 1998. This Land Use Contract
( Contract) identifies the powers and authority of the City
and Tribe over allotted trust lands within the Agua Caliente
Indian Reservation boundaries. The Contract is in effect for
a term of 50 years or may be terminated earlier upon 30
days’ notice by either party. It is important to note that this
Contract does not cover lands held exclusively in the Tribal
Trust. Within the boundaries of the Tribal Reservation,
there are approximately 790 acres of trust lands inside the
corporate boundary of the City of Rancho Mirage and
approximately 2,077 acres of trust lands within the City’s
Sphere of Influence. Additionally, there are hundreds of
acres of tribal fee lands that, although within the historical
boundary of the Tribe’s Reservation boundaries, may be
owned by anyone and are regulated in the exact same
manner as lands located outside of the Reservation
boundaries. A map of these lands can be seen on Exhibit
II- 4, Indian Lands.
Land Use Controls
The Contract states that although the Tribe retains ultimate
authority over its allotted trust lands, the Tribe prefers to
coordinate its land use actions with those of the City and
surrounding communities as a means of promoting the
orderly and expeditious development of trust lands. The
Contract also acknowledges the City’s wish to provide a
high level of public services and safety to all residents
within its corporate boundaries. To accomplish these goals,
the Tribe has enacted its own ordinance that adopts the
City’s land use controls ( including those which regulate
general and specific plans, zoning, variances, conditional
use permits, subdivisions, building and utility codes,
permits and standards, environmental review and related
matters) and applies those controls to the allotted trust lands
within the City’s boundaries. The Tribe has appointed the
City as its agent to enforce these land use controls. In
essence, the Contract seeks to guarantee that the City will
enforce the same development standards and procedures for
all lands within the City’s boundary, both allotted lands and
non- Reservation lands. ( An exception is included on the
regulation of off- site outdoor advertising displays on
allotted trust lands, which are regulated by other Tribal
ordinances.)
Tribal Land Use and Ownership
In the late 1800’ s, the United States government established
the Reservation for the Agua Caliente Band of Cahuilla
Indians ( Tribe). The Reservation covered even- numbered
sections throughout three townships within the Rancho
Mirage area. The Reservation initially covered over 30,000
acres and was owned exclusively by the Tribe. Although all
Reservation land began as Tribal Trust Land, some has been
allotted to become Allotted Trust Land, and some Allotted
Trust Land has been sold to become Fee Land.
Tribal Trust Lands: The United States holds title to these
lands in trust for the Tribe as a whole, rather than for any
individual. The Tribe retains sovereign authority over the use
and regulation of these lands. However, contrary to popular
belief, these lands are not considered sovereign nations
independent of local political boundaries; they are included as
part of cities or counties.
Allotted Trust Lands: These lands are former Tribal Trust
Lands, the title of which is now held by the United States for
one or more individual members of the Tribe ( allottees),
rather than for the Tribe as a whole. The Tribe retains
sovereign authority over their uses and regulation, but the
Lands may be subject to the same development standards and
requirements as land owned by non- Indians ( per land use
agreements between the Tribe and local governments). With
the consent of the Bureau of Indian Affairs, U. S. Department
of the Interior, an allottee can sell or lease such lands. If sold,
a parcel of Allotted Trust Land becomes a parcel of Fee Land.
Fee Lands: These lands are former Allotted Trust Lands that
have been sold to a buyer, who then holds fee title to the land.
Although the Fee Lands remain within the historical
boundaries of the Reservation, they can be owned by anyone.
Tribal Ownership and Taxation*
Another common misperception of Indian lands is that they
are exempt from local and state taxes. A large portion of
Indian- owned lands are subject to sales, property, and
transient occupancy taxes ( also termed TOT or bed taxes) and
contribute to local and state coffers.
Sales tax is charged and collected on all goods manufactured
off- site and sold on Indian lands. For example, clothing that is
manufactured outside of Indian lands, but is sold on Indian
lands is subject to sales tax. Both property taxes and TOT are
imposed on lands leased to non- Indians. For example, a non-
Indian owned hotel that operates on Indian- owned lands
through a lease agreement is subject to both property and bed
taxes.
* The Tribe has reviewed this section and expressed no
objections to its content.
LAND USE ELEMENT
PAGE II- 16 CITY OF RANCHO MIRAGE GENERAL PLAN
The Contract states that the Tribe does not recognize the Sphere of Influence. However, as
to those lands within the Sphere of Influence, the Contract provides that the Tribe and the
City will undertake a joint planning effort to assure the coordinated development of allotted
trust lands and non- Reservation lands within the Sphere. Prior to the completion of the
Sphere area plan, the Tribe agreed to give the City the opportunity to review and comment
on development proposals of unincorporated allotted trust lands submitted to the Tribe; the
City agreed to do the same for the Tribe. Once the Sphere area plan is completed, the Tribe
and City shall approve any proposed development within their respective jurisdictions
which is consistent with the Sphere area plan.
Fees and Dedications
The Contract authorizes the City to collect and retain all fees that provide direct
compensation to the City for its actual costs in carrying out its duties as the Tribe’s agent.
The Contract also allows the City to enforce and collect development fees, defined as a
monetary exaction, other than a tax or special assessment, charged by the City to an
applicant in connection with approval of a development project for the purpose of
defraying the costs of public services and community amenities related to the development
project. In addition, the Contract allows the City to require land dedications that directly
benefit a project or directly mitigates project impacts.
California Environmental Quality Act ( CEQA)
In many instances, development on the lands within the Reservation will be required to
comply with the California Environmental Quality Act ( CEQA). Specifically, any future
development that requires discretionary City approval will be subject to CEQA. For
example, development on the allotted trust lands, which are subject to the City land use
controls pursuant to the Contract and requires the City to issue a development permit ( or
any entitlements), must comply with CEQA. In the absence of the need for local action
( such as development on those lands held in trust for the Tribe and not subject to the City’s
land use controls), it is likely that CEQA will not be triggered.
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LAND USE ELEMENT
PAGE II- 18 CITY OF RANCHO MIRAGE GENERAL PLAN
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LAND USE ELEMENT
CITY OF RANCHO MIRAGE GENERAL PLAN PAGE II- 19
GOALS, POLICIES, AND PROGRAMS
Citywide Land Uses
The overall balance of land uses within the City of Rancho Mirage must implement the
City’s desire to be an international destination resort center that offers residents and visitors
amenities of a modern community while preserving the unique desert environment. To
ensure high quality development that logically integrates into the existing public
infrastructure systems, the City’s preferred development pattern has been and will continue
to be that of low density residential and high quality commercial land uses, implemented
through specific plans, Planned Residential Developments, and site plan review. The City
also encourages infill development in those areas that have undergone substantial
development prior to encouraging development in outlying areas. Infilling along the
Highway 111 corridor continues to be a priority. Rancho Mirage is rapidly building out and
there remains limited opportunity for development. Therefore, the City should take action
to ensure that remaining development is of the highest quality.
GOAL 1
A resort residential community of desirable neighborhoods and a variety of community
facilities and high quality development.
GOAL 2
A balanced mix of functionally integrated land uses, meeting general social and economic
needs of the community through simplified, compatible and consistent land use and zoning
designations.
Policy 1
Specific plans shall be required to ensure new development achieves high quality building,
design, and development standards and provides amenities above those expected in
conventional development.
Policy 2
Specific plans shall be utilized to assure the phased, logical and cost- effective extension of
infrastructure and buildout of new development.
Policy 3
Infill development shall be encouraged by prioritizing capital improvements in the
developed areas of the City.
Policy 4
The City shall ensure adequate visibility and accessibility for commercial development
while preserving the scenic viewsheds from adjoining properties and public rights- of- way.
Policy 5
The City shall ensure privacy and safety for residential neighborhoods by providing ade-quate
buffering and screening, particularly those adjoining or integrated with commercial
developments.
LAND USE ELEMENT
PAGE II- 20 CITY OF RANCHO MIRAGE GENERAL PLAN
Policy 6
The Community Development and Economic Development Departments shall actively
pursue opportunities to attract high quality retail commercial establishments and resort
hotels in the City.
Program 6. A
Promote the development potential of vacant lands within the City by providing far-reaching
marketing materials and promotional programs to the development
community.
Program 6. B
Provide the development community with maps and other information showing the
location of all available and planned infrastructure.
Policy 7
The City shall maintain a cooperative planning process with appropriate jurisdictions,
including the County of Riverside and the Agua Caliente Band of Cahuilla Indians,
assuring an effective advisory role regarding any and all development and land use
planning issues proposed within or in close proximity to the City and its Sphere of
Influence.
Residential Land Uses
Background
The City of Rancho Mirage has evolved primarily as a resort residential community. In
recent years, the community has experienced growth due to regional economic conditions.
In 2004, the City of Rancho Mirage had approximately 12,195 dwelling units, of which
approximately 9,533 were detached and attached single family units and about 1,811 were
multi- family units. The City also had 851 mobile homes.
The prevalence of single- family residential development has helped establish the low
density character of the City. This pattern has provided residents with open space and
recreation opportunities on their own individual lots or within planned communities.
Planned residential developments, the prevailing residential development type in the City,
also preserve these low densities by transferring development rights to specific areas and
dedicating large areas to community open space and recreation uses, particularly golf
courses. Both types of development have been important to assuring the high quality
residential environment of the City.
Affordable Housing
The City is, as are all other municipalities in the State of California, required by law to
assure the provision and availability of decent housing and a suitable living environment
for all economic segments of the community, with special attention to very low, low, and
moderate income groups. For additional information addressing these and other related
issues of the community associated with housing stock, please refer to the Housing
Element.
LAND USE ELEMENT
CITY OF RANCHO MIRAGE GENERAL PLAN PAGE II- 21
GOAL 1
The preservation and enhancement of the predominantly low density, high quality
residential character of the City.
Policy 1
Areas of existing residential development and surrounding vacant lands shall be planned in
a manner that preserves neighborhood character and assures a consistent and compatible
residential land use pattern.
Program 1. A
Assign and periodically review residential land use designations to assure that related
General Plan goals, including preservation of low density neighborhoods, are met.
Program 1. B
Consistently apply the City’s discretionary powers and development review process to
assure that subdivision and development plans are compatible with existing residential
areas.
Policy 2
Density transfers ( the transfer of allowable dwelling units from one area of land to another)
may occur in planned residential developments in conjunction with the provision of
common area amenities and open space. Golf courses, greenbelts, pool areas and other
open space uses incorporated into these developments shall be designated as Open Space
areas to assure their preservation as such.
Policy 3
The City shall consider the issues of slope disturbance, development area and lot coverage,
view preservation, revegetation, compatibility, public safety, and access when assessing
potential residential developments.
Policy 4
Lower income housing shall be dispersed where feasible, appropriate, and compatible with
surrounding land uses.
Commercial Land Uses
Background
Rancho Mirage has seen the evolution of its commercial land from small- scale retail and
service providers located along Highway 111 to community- scale centers serving a broad
market area and typified by The River and the Monterey MarketPlace. As the community
has continued to grow, neighborhood shopping centers have developed to serve the City’s
residents.
The overwhelming success of The River, a valley wide destination for upscale shopping,
entertainment, and dining enhances the opportunity for additional high quality development
along Highway 111. Most commercial development along the Highway 111 corridor has
been regulated by the Highway 111 East and West Specific Plans. Adopted in the early
1990s, these plans set forth the types and intensities of land uses that are permitted and
include design standards and guidelines to regulate development. The entire corridor is also
LAND USE ELEMENT
PAGE II- 22 CITY OF RANCHO MIRAGE GENERAL PLAN
located within project areas of the City Redevelopment Agency and benefit from various
programs that assist in the development and redevelopment of these areas.
Additionally, the performance of the Monterey MarketPlace has allowed the City to tap the
market access provided by U. S. Interstate- 10. With commercial development thriving at the
Monterey Avenue/ I- 10 interchange and the future realignment of the Bob Hope Drive/ I- 10
interchange, this part of the City will be an important contributor to the broadened
economic base.
Another of the City’s important commercial strengths is the destination resort hotel market.
In 2005, the City hosts three major resort hotels: the Westin Mission Hills, the Marriott
Rancho Las Palmas and The Lodge at Rancho Mirage. The City also contains three
business hotels: the Country Inn and Suites, the Hilton Garden Inn, and the Motel 6 Rancho
Mirage. Transient occupancy tax ( also termed “ bed tax”) is generated by the City’s hotels
and is an important component of the City’s general fund operating revenues.
Office development will continue to be an area of importance for the City, which has
gained a reputation as a preferred business address attracting medical, legal and other
professionals. The City office market also benefits from the location of Eisenhower
Medical Center, which supports a wide range of medical professionals with offices
elsewhere in the community.
Because buildout within the City is approaching, the General Plan identifies new areas that
hold commercial promise. The General Plan recognizes existing commercial land uses, as
well as vacant lands appropriate for commercial development. The Plan provides six
commercial land use designations allowing the development of general, neighborhood, and
community commercial, as well as professional office, and resort hotels. The Plan also
establishes a Specific Plan overlay, which can be used to provide control and coordination
of commercial development, providing detailed design and analysis of complex projects,
indicating the location and intensity of proposed uses.
The City’s geographic location in the center of the Coachella Valley provides commercial
opportunities in the highly competitive Coachella Valley market. The thoughtful location,
distribution and assigned intensity of commercial development is expected to provide
residents with a wider range of choices and services, while greatly enhancing the City’s
economic base.
Commercial Growth Potential
The General Plan provides substantial additional lands for future commercial development.
These include lands within existing commercial developments and lands where
development has yet to occur. Each of the commercial land use designations and their
development potential in approximate gross leasable square feet are set forth in Table II- 3.
Of the 1,177 acres of commercially designated lands in the City shown on the Land Use
Plan, approximately 780 or 66% were vacant in 2004. The Community Commercial
category comprises the largest block of undeveloped commercial lands ( 308 acres), with
Resort Hotel ( 241 acres) and General Commercial ( 124 acres) comprising the next largest
blocks of vacant land. Development potential also remains on lands designated for office
uses, with 59% undeveloped.
LAND USE ELEMENT
CITY OF RANCHO MIRAGE GENERAL PLAN PAGE II- 23
Table II- 3
Commercial Land Use Development Potential
Commercial Designation Total Acres
Estimated Square
Footage1
O Office 112 1,227,0002
C- N Neighborhood Commercial 103 1,119,000
C- G General Commercial 234 2,533,000
C- C Community Commercial 342 3,725,000
C- R Resort Commercial 350 2,1203
MU Mixed Use Commercial 36 124,000
TOTAL 1,177 8,773,000 sq. ft.
1 All square footages assume 25% lot coverage.
2 Assumes pure office development, not including office uses in other commercial zones.
3 Figure refers to the number of rooms. For projection purposes, this figure assumes 400
rooms could be built within Section 31, however, this figure does not predetermine or limit
the ultimate number of rooms that could be developed.
GOAL 1
High quality commercial land uses conveniently and appropriately distributed throughout
the City, meeting the community’s current and future needs and taking full advantage of
emerging development and economic opportunities.
Policy 1
The City shall designate sufficient lands to provide revenue to the City and a full range of
commercial services to the community and surrounding areas for present and future years.
Program 1. A
Maintain the Land Use Plan on an ongoing basis to assure sufficient lands are
designated for commercial uses to support the needs of the community and
surrounding areas in a manner consistent with economic opportunities and the resort
residential character of the community.
Policy 2
The City shall pursue high quality retail uses along Highway 111, within Section 19, and in
other areas of the City.
Program 2. A
Make market information ( which identifies the City’s service needs, potential sites
suitable for those commercial goods and services, and advantages of incentives for
locating in Rancho Mirage), available to developers and realtors.
Policy 3
Lot consolidation and integrated development planning along the Highway 111 corridor
shall be encouraged to reduce fragmentation and facilitate infill development.
LAND USE ELEMENT
PAGE II- 24 CITY OF RANCHO MIRAGE GENERAL PLAN
Institutional Uses
The provision of adequate levels of public facilities and services is one of the principal
concerns or functions of local government. Governmental facilities such as City Hall and
fire stations are designated under the Institutional land use designation on the Land Use
Plan. The Institutional designation also allows for schools, hospitals and other medical
facilities, utility facilities, public parks, museums, libraries, and other cultural facilities. A
potential library and museum, along with associated meeting space for occasional
conferences, may be developed on the parcel north of the Annenberg Estate. Such a
development could house the collection of documents and memorabilia collected over the
years by Ambassador and Mrs. Annenberg.
The extent and intensity of various land uses determines the level of public services and
facilities needed to support them. Residential, commercial, and office development each
generate specific demands for public services and facilities. The planned, logical extension
of urban areas cannot occur without careful planning for the provision of additional
institutional uses and facilities. The City has the essential responsibility to cooperate and
coordinate with the appropriate agencies to assure that lands are available for such uses.
GOAL 1
Institutional uses that are efficiently located to serve the community and are compatible
with surrounding land uses.
Policy 1
Institutional uses and facilities shall be developed in a manner that assures adequate levels
of service, while remaining compatible with existing and future land uses.
Open Space Uses
Open space provides relief from urban congestion and creates opportunities for recreational
activities, settings for public activities, places to gather in more natural environments, and
protection of natural resources. One way to ensure the development or preservation of open
space is through its designation on the Land Use Plan. Open space areas within the City
include lands designated for the preservation of natural resources ( plant and animal
communities), desert washes, mineral deposits, parks and recreational facilities, and areas
where the presence or existence of hazardous conditions have prohibited development.
As discussed with regard to residential land uses, Planned Residential Developments are
the predominant residential land use in the City. Many benefit from the transfer of
development rights or permitted densities onto smaller areas, with the remainder dedicated
to open space and recreation facilities, including pools, tennis courts, golf courses and
passive landscaped open space areas. These areas are required to remain as open space for
the life of the development and are not available for further residential or other non open
space uses.
There are four types of open space categories illustrated on the Land Use Plan. These
include open space for public parks ( OS PP), private golf courses and common open space
areas ( OS/ PV), publicly owned mountainous reserves ( OS/ MR) and floodways/ washes/
channels ( OS/ FW). Each of these is discussed in more detail under the Open Space and
Conservation Element. Below are policies and programs that will assist the City in
implementing the Land Use Element as well as the Conservation and Open Space Element.
LAND USE ELEMENT
CITY OF RANCHO MIRAGE GENERAL PLAN PAGE II- 25
GOAL 1
The conservation of open space areas that protect environmental resources, guard against
environmental hazards, provide recreational opportunities, and enhance the aesthetic
character of the City.
GOAL 2
A land use pattern that preserves the City’s resort residential atmosphere, including scenic
resources such as hillside and mountain vistas, waterways, and native desert communities.
Policy 1
The City shall protect and identify lands suitable and appropriate for preservation as open
space areas.
Program 1. A
Review and update the Land Use Plan and information on the various types of open
space and conservation lands in the community on an ongoing basis.
Program 1. B
Evaluate all development proposals and identify their impact upon and compatibility
with designated open space and conservation lands.
Program 1. C
Encourage the development of a public park adjacent to the future Bob Hope
Drive/ I- 10 interchange and near the northwest corner of the City’s southern Sphere of
Influence. The park will serve as an entry feature to the City.
Policy 2
The City shall confer and coordinate with U. S. Bureau of Land Management, California
Fish and Game, and other local agencies to map and periodically update information on the
various open space lands and facilities within the City, its Sphere of Influence, and the
immediate vicinity.
Policy 3
The City shall maintain a Development Code that encourages the provision and
preservation of open space areas through flexible development standards.
Program 3. A
Adopt and implement flexible development policies, standards, and guidelines that
encourage quality open space amenities within new residential subdivisions and
planned developments. These policies, standards and guidelines shall be incorporated
into the City Development Code and other appropriate regulatory documents.
Program 3. B
Adopt amendments to the City’s comprehensive grading ordinance that protect
hillsides and other open space and natural resource conservation areas and reflect
sensitivity to topographic and scenic qualities, wildlife resources, water or mineral
resources, and air quality.
LAND USE ELEMENT
PAGE II- 26 CITY OF RANCHO MIRAGE GENERAL PLAN
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III. Circulation Element
CIRCULATION ELEMENT
CITY OF RANCHO MIRAGE GENERAL PLAN PAGE III- I
I I I
TABLE OF CONTENTS
PURPOSE................................................................................................................ III- 1
BACKGROUND ......................................................................................................... III- 1
CIRCULATION PLAN ................................................................................................. III- 2
Roadway Classifications ........................................................................................ III- 2
Performance Criteria .............................................................................................. III- 7
Circulation Roadway Plan.................................................................................... III- 11
Circulation Systems and Access .......................................................................... III- 17
GOALS, POLICIES, AND PROGRAMS .......................................................................... III- 19
LIST OF EXHIBITS
Exhibit III- 1 Street Cross- sections ...................................................................... III- 5
Exhibit III- 2 Level- of- Service ............................................................................. III- 9
Exhibit III- 3 Circulation Roadway Plan ........................................................... III- 13
Exhibit III- 4 Designated Truck Routes .............................................................. III- 15
LIST OF TABLES
Table III- 1 Level- of- Service Description............................................................ III- 8
CIRCULATION ELEMENT
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CIRCULATION ELEMENT
CITY OF RANCHO MIRAGE GENERAL PLAN PAGE III- 1
PURPOSE
To protect the City’s character as a premier residential resort community, careful planning
of the roadway network is essential. As the City’s road system nears its capacity for
handling traffic in a safe and efficient manner, the potential for delays and the risk of traffic
accidents increases. To preserve the City’s unique character while providing the safest and
most efficient roadway system possible, the Circulation Element documents the current
status of the City’s road system, identifies problems and proposes solutions. Additionally,
the Circulation Element analyzes future traffic impacts on Rancho Mirage caused by
growth in the City and region. The purpose of the Circulation Element is to develop an
efficient, cost- effective and comprehensive transportation management strategy consistent
with regional plans and local needs to maintain and improve mobility.
BACKGROUND
The Circulation Element has been developed as a comprehensive transportation
management strategy based upon an analysis of existing conditions within the City and
future development as set forth by the General Plan Land Use Plan ( see Land Use
Element). The types and intensities of land uses in the City will predictably influence the
types and volume of vehicles traveling the City’s roads. The Circulation Element provides
specific policy guidance and implementation programs that address existing and future
traffic conditions and are designed to maintain and improve the performance of the
circulation system.
The Circulation Element is also the result of coordination with the Regional Transportation
Plan ( RTP) and regional agencies including the California Department of Transportation
( CalTrans), the Coachella Valley Association of Governments ( CVAG), the Southern
California Association of Governments ( SCAG), the Riverside County Transportation
Commission ( RCTC), and the Sunline Transit Authority. Other federal and state
transportation planning must also be coordinated with local planning.
Other elements of the General Plan affect and are affected by the policies and programs
contained in the Circulation Element. For example, the Air Quality Element seeks to
minimize pollution generated by vehicle emissions, which increases when roadway
congestion increases travel times and decreases vehicle speeds. The maintenance of
adequate traffic flows, the prevention of traffic congestion caused by inadequate or failing
roadways, and enhanced vehicle efficiencies will help preserve the air quality in the
community and improve circulation. Additionally, Ramon Road and Monterey Avenue are
part of the Riverside County Congestion Management Program ( CMP) system. The City
must therefore maintain a level- of- service ( LOS) E on these roadways to preserve gas tax
funding ( see section on Performance Criteria for a discussion on level- of- service standards)
CIRCULATION ELEMENT
PAGE III- 2 CITY OF RANCHO MIRAGE GENERAL PLAN
CIRCULATION PLAN
The Circulation Plan describes the approach to be used in implementing the Circulation
Element’s goals and policies, as well as the location and extent of circulation facilities and
services.
Roadway Classifications
Based upon existing and projected traffic demands generated by buildout of the General
Plan, each major roadway has been assigned a specific design classification. The need for
and appropriateness of each classification is based upon future traffic volumes and overall
community design goals set forth in the General Plan. Each of the classifications
corresponds with the street cross- sections illustrated in Exhibit III- 1. Refinements may be
required when securing right- of- way and constructing improvements at specific locations,
especially at intersections.
There are six categories in the City roadway hierarchy, ranging from higher capacity
primary arterials to lower capacity collector and local streets. These categories are
described below:
Primary Arterial: A six- lane divided roadway, with a typical right- of- way width
of 134 feet and a curb- to- curb pavement width of approximately 108 feet. Primary
arterials generally carry high traffic volumes and are main thoroughfares through
the City. Ramon Road is an example of a primary arterial.
Major Arterial: A six- lane divided roadway with a typical right- of- way width of
120 feet and a curb- to- curb pavement width of approximately 106 feet. Major
arterials generally carry high traffic volumes and are main thoroughfares through
the City. Monterey Avenue south of Country Club Drive is an example of a major
arterial.
Minor Arterial: A four- lane divided roadway with a typical right- of- way width of
110 feet and a curb- to- curb pavement width of approximately 86 feet. These
arterials typically carry traffic along the perimeters of major developments but are
also used as through streets. Gerald Ford Drive is an example of a minor arterial.
Major Collector: A four- lane divided roadway with a typical right- of- way width
of 100 feet and a curb- to- curb pavement width of approximately 76 feet. Its
function is to distribute traffic between local streets and arterials. Although some
collectors serve as through routes, their primary function is to provide access to
surrounding land uses. Morningside Drive is an example of a major collector.
Minor Collector: A four- lane undivided roadway with a typical right- of- way
width of 88 feet and a curb- to- curb pavement width of approximately 64 feet. Its
function is to distribute traffic between local streets and arterials. While no
roadways are currently classified as a minor collector, this classification may be
used for future roadways.
CIRCULATION ELEMENT
CITY OF RANCHO MIRAGE GENERAL PLAN PAGE III- 3
Local: This category of roadway is designed to provide access to individual
parcels of land. Local streets consist of two lanes with a typical right- of- way width
of 60 feet and a pavement width of 40 feet. Examples of local streets are Sunny
Lane and Sahara Road.
Typical cross sections for roadway classifications are provided in Exhibit III- 1. Actual
cross- sections may vary somewhat from the indicated measurement standards, but in order
to provide maximum capacity, as well as right- of- way protection for landscaping, bike
lanes, and future roadway improvements, the typical roadway cross- sections are
recommended as future minimums.
Regional Roadways
There are two regional routes serving the City: State Highway 111 and U. S. Interstate 10
( I- 10). Highway 111 extends from its juncture with I- 10, several miles west of Palm
Springs and southeast to Brawley, in the Imperial Valley. I- 10 connects the Los Angeles
region with Arizona and other cities and states to the east. These two important roadways
provide regional and interstate connections for the City and the Coachella Valley. Finally,
the Mid- Valley Parkway provides an additional intra- regional arterial that extends from
Highway 111 at Chino Canyon, southeast to Cook Street. Each of these regional facilities is
briefly discussed below.
U. S. Interstate 10: In the vicinity of Rancho Mirage, I- 10 is built as an eight- lane
divided freeway accessed from diamond intersections spaced a minimum of one
mile apart. I- 10 provides essential inter- city and inter- regional access and is a
critical part of the local road network moving people and goods into and out of the
Coachella Valley. Direct city access to I- 10 is currently provided through the
Monterey Avenue and Ramon Road interchanges.
State Highway 111: While still maintaining its state highway status, this roadway
has become more important as an intra- regional connector serving the local cities.
In Rancho Mirage, this roadway has been improved to its ultimate six- lane divided
design standard. The ultimate buildout of State Highway 111 throughout the
Valley is expected to be reached within the next few years. Until recently,
Highway 111 was under the management jurisdiction of CalTrans, but the City has
now assumed these responsibilities.
Mid- Valley Parkway: In Rancho Mirage, the Mid- Valley Parkway extends east
from Plumley Road along Dinah Shore Drive to Bob Hope Drive. It then proceeds
south to Gerald Ford Drive, where it continues east to Monterey Avenue. The
Mid- Valley Parkway was conceived by CVAG to provide an additional intercity,
high capacity connector to better link the cities of the upper Coachella Valley and
further unify the market area.
CIRCULATION ELEMENT
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CIRCULATION ELEMENT
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CIRCULATION ELEMENT
CITY OF RANCHO MIRAGE GENERAL PLAN PAGE III- 7
Performance Criteria
Evaluating the ability of the circulation system to serve the desired future land uses
requires establishing suitable " performance criteria." These are the means by which future
traffic volumes are compared to future capacity to evaluate the adequacy of the circulation
system.
Level- of- Service
The available and utilized capacity of a roadway is typically characterized as
“ level- of- service.” Level- of- service ( LOS) is a qualitative measure describing the
efficiency of the flow of traffic and includes a range of alphabetical connotations “ A”
through “ F,” used to characterize roadway operating conditions. LOS A represents the best
( free flow) conditions and LOS F indicates the worst ( system failure). Level- of- service can
also be represented as volume to capacity ( V/ C) ratios, or vehicle demand divided by
roadway capacity. Therefore, as the ratio approaches 1.00 the roadway approaches LOS F.
Table III- 1 describes the quality of traffic flow associated with each level- of- service and
Exhibit III- 2 provides a general illustration of each level- of- service.
To improve roadway capacity, the City can employ a variety of roadway design techniques.
Added travel and turning lanes increase capacity, as does the inclusion of raised medians
and restricted access on a roadway. Raised medians increase roadway capacity by reducing
the number of vehicle conflict points and improving traffic flows. Restricted access avoids
loss of capacity caused by interruptions and disruptions to traffic flow from vehicles
coming onto or leaving the roadway.
Acceptable Level- of- Service
In recent years, traffic engineers and transportation planners have attempted to bridge the
gap between providing ideal roadway operating conditions and the costs of infrastructure to
assure those conditions. While LOS C has long been considered the desirable and optimal
level of traffic volume on any given roadway, it represents a standard that is progressively
more difficult and less cost- effective to achieve in urban areas. For peak operating periods,
LOS D or a maximum volume to capacity ratio of 0.90 is now considered the generally
acceptable service level.
Additionally, the County of Riverside maintains a Congestion Management Program
( CMP) to monitor and improve the County’s regional network of roadways. For CMP
streets or highways, the County accepts LOS E. If any CMP roadway falls below this
standard, the City must go through a procedure to prepare a " deficiency plan" or risk losing
a portion of the gasoline taxes it receives for road purposes from the State. Ramon Road
and Monterey Avenue are a part of the CMP system. Where a LOS of E or worse exists
along roadway segments and intersections along these CMP roadways, the City will
attempt to take every reasonable measure to improve operating conditions.
CIRCULATION ELEMENT
PAGE III- 8 CITY OF RANCHO MIRAGE GENERAL PLAN
Table III- 1
Level- of- Service Description
Level of
Service Quality of Traffic Flow
Signalized
Intersection
Delay
V/ C
Ratio
A Low volumes, high speed; speed not
restricted by other vehicles. 0– 10 seconds 0.00– 0.60
B
Operating speeds beginning to be
affected by other traffic. Some
drivers may begin to feel restricted
by other vehicles. Operating speeds
and maneuverability closely
controlled by other traffic;
recommended ideal design standard.
10– 20 seconds 0.61– 0.70
C
Occasionally drivers may have to
wait through more than one red
signal. Most drivers feel somewhat
restricted, but not objectionably so.
20– 35 seconds 0.071– 0.80
D
Tolerable operating speeds; often
used as design standard in urban
areas. Increasing restriction at
intersection, but no excessive
backups. Drivers frequently have to
wait through more than one red
signal. This level is the lower limit of
acceptable operation to most drivers.
35– 55 seconds 0.81– 0.90
E
All drivers wait through more than
one red signal. At 100% capacity
( V/ C= 1.0), it theoretically represents
the most vehicles that a particular
intersection can accommodate.
55– 80 seconds 0.91– 1.00
F
System failure; long queues of
traffic; unstable flows; stoppages of
long duration; traffic volume and
speed can drop to zero; traffic
volume will be less than the volume
which occurs at Level- of- Service E.
80 seconds and up Above 1.00
CIRCULATION ELEMENT
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CIRCULATION ELEMENT
CITY OF RANCHO MIRAGE GENERAL PLAN PAGE III- 11
Circulation Roadway Plan
The goals and policies in this Element emphasize the importance of developing a
circulation system that is capable of serving both existing and future residents while
preserving community values and character. The City’s arterial and collector streets, shown
in Exhibit III- 3, are identified according to their roadway classification and are sized
appropriately to provide sufficient capacity for projected traffic. The legend for Exhibit
III- 3 indicates the number of lanes for each class of roadway as well as its status as a
divided or undivided roadway. For example, ( 6D) represents a six- lane divided roadway.
Exhibit III- 3 also identifies critical intersections, which are discussed later under the
section on “ Securing Right- of- Way.” Exhibit III- 4 identifies designated truck routes
throughout the City.
CIRCULATION ELEMENT
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CIRCULATION ELEMENT
PAGE III- 14 CITY OF RANCHO MIRAGE GENERAL PLAN
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CIRCULATION ELEMENT
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CIRCULATION ELEMENT
CITY OF RANCHO MIRAGE GENERAL PLAN PAGE III- 17
Circulation Systems and Access
Public Transportation
The Sunline Transit Authority is the provider of public transit service within the City of
Rancho Mirage and the Coachella Valley. The Sunline fleet consists of buses powered by
compressed natural gas. Buses are also equipped with wheelchair lifts and bike racks.
Aircraft Traffic
The Palm Springs International Airport is the primary air transportation facility serving
Rancho Mirage and the Coachella Valley. Passenger traffic is seasonal, with the peak
season being the January February March period and the slowest period occurring during
the summer months.
Railway Facilities
Rail freight service is provided to the Coachella Valley by the Southern Pacific Railroad
( SPRR), with freight transfer facilities located in Indio and Coachella. There is also current
Amtrak service to Indio on the Southern Pacific line. These facilities carry between 30 and
40 trains per day, almost all of which are freight.
Non- Motorized Circulation
Pedestrian and other non- motor circulation is encouraged in the City wherever possible.
The provision of sidewalks, bike lanes and golf cart paths is especially important along
major roadways. Currently, the City has only a partially integrated system of sidewalks,
bicycle lanes, golf cart paths, or multi- use trails within roadway designs and rights- of- way.
Carefully thought out and planned alternative transportation corridors will enhance and
give greater opportunity to the use of alternative modes of transportation. It should be
noted that golf carts are legally restricted to designated pathways and roadways with speed
limits less than 35 miles per hour.
With future development, pedestrian safety and accommodation should be given attention
and serious consideration. Future bike and golf cart paths will serve as safe routes for intra
city traffic. Routes should be clearly marked and striped and should be designed as one
way routes to flow in the same direction as the adjacent automobile traffic. Combination
sidewalk/ bikeway/ golf cart paths require a minimum eight- foot width.
Parking and Access Facilities
While many of the newer commercial developments in the City have been able to provide
adequate parking to serve their customers, some older developments are frequently unable
to provide sufficient off street parking. This problem is particularly evident along State
Highway 111 and associated with older and smaller retail outlets. It is essential that new
development, as well as projects undergoing redevelopment, be required to provide
adequate on site parking to meet the parking demand generated. Parking lot ingress and
egress should also be thoughtfully controlled and consolidation encouraged to minimize
disruption to traffic flow on adjacent streets.
CIRCULATION ELEMENT
PAGE III- 18 CITY OF RANCHO MIRAGE GENERAL PLAN
Transportation Demand Management
As the Valley and the City continue to grow, transportation demand and systems
management will become more important in preserving and increasing available roadway
capacity. Transportation Demand Management ( TDM) involves the development and
implementation of policies, plans and programs designed to encourage the use of a wider
range of transportation alternatives, including public transit and bicycles. In addition to an
emphasis on alternative travel modes such as carpooling, van pooling and mass transit,
TDM can also include employee flex time as an important component that reduces peak
hour travel and associated traffic congestion.
In response to State mandates, the Riverside County Transportation Commission ( RCTC)
prepared a regional Congestion Management Program, which required Rancho Mirage and
other cities to prepare TDM ordinances or risk the loss of federal transportation funds. The
City adopted its TDM ordinance in April, 1992.
Major Utility Corridors
The General Plan also plays an important role in assuring the planned provision of major
corridors and easements for the transport of natural gas, electricity, communications,
domestic water, sewerage, and storm drainage. In many instances, the need for utility
corridors is met through the provision of easements in or adjacent to City streets and along
common lot lines. The planning of future land use, the division of land, and the processing
of development applications requires communication and coordination with utility
companies and other service providers to assure the availability and provision of easements
and rights- of- way for the extension of roads and utility lines and services.
All Weather Access
The Whitewater River and a few channels draining the local mountains require the
construction of all weather crossings to assure accessibility during major flooding.
Currently, Bob Hope Drive and Monterey Avenue at the Whitewater River, and a bridge on
Highway 111 just west of Mirage Road, provide all weather crossings for these roadways.
As traffic volumes increase elsewhere in the City, it may be necessary to construct all
weather bridges at other locations.
Securing Right- of- Way
The City has generally been able to secure right- of- way needed to provide full- width mid-block
roadway improvements and has also been able to secure additional right- of- way
along major arterials designated as scenic corridors. However, the need for expanded
intersection improvements throughout the City requires that additional right- of- way be
secured to provide for additional through and turning lanes. The greatest demand for
additional right- of- way will be at critical intersections, where ideal roadway configurations
would provide three through lanes, two left turn lanes, and one dedicated right turn lane.
Exhibit III- 3 identifies the location of critical intersections in the City. Please see the
General Plan Program EIR for critical intersection design standards and traffic related
technical information.
CIRCULATION ELEMENT
CITY OF RANCHO MIRAGE GENERAL PLAN PAGE III- 19
GOALS, POLICIES, AND PROGRAMS
The City should continue to review and monitor land use trends and their associated
changes in traffic volumes and patterns and make periodic adjustments in planning and
program implementation by utilizing roadway improvement and maintenance management
programs. This will be accomplished by regularly monitoring traffic on major roadways
and by conducting on- going inventories of current traffic and circulation patterns. Through
the implementation of this Element, TDM techniques, and involvement with regional, State
and federal regulators, the City will progressively alleviate current problems and avoid
future system inadequacies.
GOAL 1
A safe, efficient, attractive, and economical circulation network meeting current and future
demands in a manner consistent with the resort residential character of the community.
Policy 1
The City’s street system shall be designed and constructed to maximize mobility, minimize
congestion, and assure that all intersections and street segments shall operate at LOS “ D”
or better during the peak hours of traffic, as generated by the buildout of the Land Use
Plan.
Program 1. A
Periodically update the General Plan traffic study to maintain its relevance and
correspondence to the General Plan land use designations and the design and
construction of City streets.
Program 1. B
Prepare a master plan for road construction, which includes standards for ultimate
rights- of- way and pavement width, and provides a schedule for securing right- of- way
and constructing improvements needed to maintain the level- of- service standards set
forth in the Circulation Element.
Program 1. C
Prepare a traffic study to analyze possible improvements needed for Monterey Avenue
south of Country Club Drive.
Program 1. D
Establish and maintain a roadways pavement management program ( PMP) that sets
forth budgeting, timelines, and schedules for maintenance of existing roadways in the
community.
Policy 2
A detailed traffic analysis shall be required for development proposals or other activities
that might potentially require roadway improvements above and beyond those evaluated in
the Circulation Element and General Plan EIR.
Policy 3
The City shall require improvements at critical intersections beyond those needed to meet
standard levels- of- service at the discretion of the City Engineer.
CIRCULATION ELEMENT
PAGE III- 20 CITY OF RANCHO MIRAGE GENERAL PLAN
Policy 4
The number of access points and intersections along arterials shall be limited in order to
preserve mid block and intersection capacities and to maintain public safety.
Program 4. A
Maintain a design specifications manual that includes but is not necessarily limited to
standards for major roadway intersection spacing, access restrictions and separations,
median island opening separation, turning movement restrictions, turning lanes,
driveways and gated entries, roadway parking restrictions, and street lighting and
signage.
Program 4. B
Facilitate the consolidation of access driveways along all arterials in a manner that
minimizes conflicting turning movements and maximizes the use of existing and
planned signalized intersections.
Policy 5
Access points shall be coordinated between future development in Section 31 and any
future development of the properties on the west side of Bob Hope Drive.
Policy 6
The City shall actively participate in a wide range of regional transportation planning and
programs to improve the capacity, efficiency, and safety of the shared circulation system.
Program 6. A
Regularly coordinate with other local agencies regarding their plans, programs, and
services that affect the quality and safety of the Rancho Mirage roadway system.
Program 6. B
Study the need and feasibility of providing additional all weather crossings along
critical roadways and develop an implementation plan and schedule, if appropriate.
Policy 7
The City shall develop a system of continuous and convenient bicycle routes and multi use
trails to places of employment, shopping centers, schools, and other high activity areas; as
well as a golf cart transportation program.
Program 7. A
Incorporate design standards and guidelines for bicycle routes and associated facilities
such as bike racks and route signs.
Program 7. B
Maintain and expand a golf cart transportation program that will provide a safe and
convenient means of golf cart access to golf courses and neighboring uses within the
City of Rancho Mirage.
CIRCULATION ELEMENT
CITY OF RANCHO MIRAGE GENERAL PLAN PAGE III- 21
Policy 8
The local street system within developing neighborhoods shall be established through a
cooperative public/ private planning process.
Program 8. A
Monitor the volume, speed, and characteristics of traffic on local streets to assure that
neighborhoods are not adversely impacted.
Policy 9
Circulation and access for undeveloped parcels shall be coordinated with surrounding
properties.
Policy 10
Streets within private planned residential areas shall be installed and maintained as private
streets, and shall be developed in accordance with development standards set forth in the
Zoning Ordinance and other applicable standards and guidelines.
Policy 11
City streets should not be converted to private streets when it would diminish circulation
alternatives.
Policy 12
City truck routes shall be designated and limited to Ramon Road, Dinah Shore Drive,
Gerald Ford Drive, Monterey Avenue, Highway 111, and portions of Bob Hope Drive,
Frank Sinatra Drive, and Country Club Drive.
CIRCULATION ELEMENT
PAGE III- 22 CITY OF RANCHO MIRAGE GENERAL PLAN
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IV. Housing Element
HOUSING ELEMENT
( ADOPTED AUGUST 2001) CITY OF RANCHO MIRAGE GENERAL PLAN PAGE IV- I
IV
TABLE OF CONTENTS
INTRODUCTION ......................................................................................................... IV- 1
BACKGROUND .......................................................................................................... IV- 1
Legal Requirements of the Housing Element ........................................................ IV- 1
At Risk Analysis .................................................................................................... IV- 2
Relationship to Other Elements ............................................................................. IV- 2
Review of State and Local Housing Plans and Objectives .................................... IV- 2
Evaluation of Existing Housing Element Policies and Programs .......................... IV- 3
HOUSING NEEDS....................................................................................................... IV- 8
Regional Setting..................................................................................................... IV- 8
Demographic Characteristics ................................................................................. IV- 8
Rehabilitation Needs ............................................................................................ IV- 17
Future Housing Needs.......................................................................................... IV- 19
Strategy for Meeting Affordable Housing Need .................................................. IV- 20
Quantified Objectives........................................................................................... IV- 21
Affordable Units at Risk ...................................................................................... IV- 21
SPECIAL HOUSING NEEDS ........................................................................................ IV- 23
Farmworkers ........................................................................................................ IV- 23
Homeless.............................................................................................................. IV- 23
The Elderly........................................................................................................... IV- 24
Handicapped......................................................................................................... IV- 25
AIDS .................................................................................................................... IV- 25
Large Families...................................................................................................... IV- 25
Single- Parent Families and Female- Headed Households .................................... IV- 26
First- Time Homebuyers ....................................................................................... IV- 26
Rental Rates ......................................................................................................... IV- 26
Energy Conservation............................................................................................ IV- 27
CONSTRAINTS TO THE DEVELOPMENT OF HOUSING ...................................................... IV- 28
Governmental Constraints.................................................................................... IV- 28
Economic Constraints .......................................................................................... IV- 40
Physical Constraints............................................................................................. IV- 41
PUBLIC PARTICIPATION .......................................................................................... IV- 42
HOUSING GOALS, POLICIES, AND PROGRAMS ............................................................ IV- 42
HOUSING ELEMENT
PAGE IV- II CITY OF RANCHO MIRAGE GENERAL PLAN ( ADOPTED AUGUST 2001)
LIST OF TABLES
Table IV- 1 Age Distribution – 1990 ........................................................................ IV- 8
Table IV- 2 Ethnic Characteristics – 1980 and 1990 ................................................. IV- 9
Table IV- 3 Population Growth – 1985 to 2000 ....................................................... IV- 9
Table IV- 4 Major Employers – 1995...................................................................... IV- 10
Table IV- 5 Housing Characteristics – 1990 ............................................................ IV- 11
Table IV- 6 Housing Characteristics – 1995 ............................................................ IV- 11
Table IV- 7 Vacancy Status – 1990.......................................................................... IV- 12
Table IV- 8 Housing Tenure – 1990 ....................................................................... IV- 12
Table IV- 9 Overcrowding, Owner- Occupied Units – 1990........................................ IV- 13
Table IV- 10 Overcrowding, Renter- Occupied Units – 1990...................................... IV- 13
Table IV- 11 Households Earning 80% of Median Income or Less, Paying
30% or More of Gross Income for Shelter by Tenure – 1988............ IV- 13
Table IV- 12 Total Lower Income Households Overpaying for Shelter – 1999............ IV- 14
Table IV- 13 Percentage of Household Income Spent on Housing: Owner-
Occupied Units – 1990 ................................................................. IV- 14
Table IV- 14 Percentage of Household Income Spent on Housing: Renter-
Occupied Units – 1990 ................................................................. IV- 15
Table IV- 15 1980 and 1990 Median Housing Prices ............................................... IV- 15
Table IV- 16 1990 Rancho Mirage Median Income Affordability GAP........................ IV- 16
Table IV- 17 1995 Rancho Mirage Median Income Affordability Gap ........................ IV- 16
Table IV- 18 2000 County of Riverside Housing Program Income Limits .................. IV- 16
Table IV- 19 Mobilehome Park Condition Survey Results – 1992 ............................. IV- 18
Table IV- 20 Mobilehome Park Structural Condition of Coaches – 1994 .................. IV- 18
Table IV- 21 Category, Unadjusted 1998– 2005....................................................... IV- 19
Table IV- 22 Quantified Objectives Matrix 1998– 2005 ............................................ IV- 21
Table IV- 23 Demographic Characteristics of the Elderly ( Age 65 and Over)
– 1990 ........................................................................................ IV- 24
Table IV- 24 Representative Apartment Market Rates in Rancho Mirage –
2000........................................................................................... IV- 27
Table IV- 25 Residential Land Use Categories......................................................... IV- 28
Table IV- 26 Vacant Acreage Residential Buildout – 1995 ...................................... IV- 29
HOUSING ELEMENT
( ADOPTED AUGUST 2001) CITY OF RANCHO MIRAGE GENERAL PLAN PAGE IV- III
Table IV- 27 Planned Set- Aside Fund Expenditures for Affordable Housing
Projects....................................................................................... IV- 30
Table IV- 28 Housing Authority Revenues and Expenditures, 2000– 2005 ................ IV- 31
Table IV- 29 Residential Development Standards, Minimum Area
Requirements for Residential Zones .............................................. IV- 32
Table IV- 30 Minimum Development Standards for Residential Zones ...................... IV- 32
Table IV- 31 Minimum Room Size .......................................................................... IV- 33
Table IV- 32 Minimum Area Requirements for Affordable Housing Projects ............. IV- 34
Table IV- 33 Development Fees, City of Rancho Mirage – 2000................................ IV- 35
Table IV- 34 City of Rancho Mirage – Planning Fee Schedule .................................. IV- 36
HOUSING ELEMENT
PAGE IV- IV CITY OF RANCHO MIRAGE GENERAL PLAN ( ADOPTED AUGUST 2001)
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HOUSING ELEMENT
( ADOPTED AUGUST 2001) CITY OF RANCHO MIRAGE GENERAL PLAN PAGE IV- 1
INTRODUCTION
The purpose of the Rancho Mirage Housing Element is to provide both the citizens and
public officials with a comprehensive understanding of the housing needs within the City,
and to set forth policies and programs that will enable the City to reach its defined housing
goals. In order to achieve the ultimate goal of ensuring that every Rancho Mirage resident
secures a safe and decent place to live within a satisfactory environment, the Housing
Element promotes a closer coordination of housing policies and programs at local, state and
federal levels, since the attainment of housing goals depends upon the shared commitment
of all levels of government.
BACKGROUND
Legal Requirements of the Housing Element
State law passed in 1980 ( AB 2853- Roos Bill) describes the requirements for Housing
Elements: the need to include an assessment of regional housing needs, the role of the
California Department of Housing and Community Development ( HCD) in the review of
elements, and procedures and timing for the adoption of the Housing Element. According
to that law, this Housing Element must contain three parts:
1. An assessment of housing needs and an inventory of resources and constraints
relevant to the meeting of those needs;
2. A statement of the community’s goals, quantified objectives, and policies relative
to the maintenance, improvement, and development of housing; and
3. A program which sets forth a five- year schedule of actions to implement the
policies and achieve the goals and objectives of the Housing Element, guided by
the following State housing objectives:
a. Provision of decent housing for all persons regardless of age, race, sex,
marital status, source of income, or other arbitrary factors;
b. Provision of adequate housing by location, type, price and tenure; and
c. Development of a balanced residential environment including access to
jobs, community facilities, and services.
Chapter 1140, Statutes of 1989, amends Housing Element law [( Section 65583 ( c)] to
require the housing program of an element to include, by January 1, 1990, a description of
the use of moneys in a Redevelopment Agency’s Low and Moderate Income Housing
Fund, if the locality has established a redevelopment project area pursuant to the
Community Redevelopment Law [ Division 24 ( commencing with Section 33000) of the
Health and Safety Code].
This element has been completed to meet all requirements of the law for the planning
period from 1998 through 2005. The Regional Housing Needs Assessment ( RHNA)
developed by the Southern California Association of Governments has been incorporated
into this document.
HOUSING ELEMENT
PAGE IV- 2 CITY OF RANCHO MIRAGE GENERAL PLAN ( ADOPTED AUGUST 2001)
At Risk Analysis
Chapter 1451, Section 65583, requires each city and county to adopt programs for
preserving existing affordable housing. The City does not currently have any units at risk
of terminating subsidies. A complete analysis is included in this document.
Relationship to Other Elements
The Housing Element is a policy document identifying present and future housing needs
and establishing programs and implementation policies, which ensure a good faith effort to
meet such needs. Within the context of

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City of Rancho Mirage
General Plan
November 2005
Adopted by the Rancho Mirage City Council
by
Resolution No. 2005- 95, dated November 16, 2005
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Acknowledgements
Many people provided key participation in preparing this General Plan. Those listed below
were particularly instrumental in preparing this document. The City wishes to acknowledge
the dedication of these individuals and others who provided support for the effort. Their
contribution to the continued prosperity of Rancho Mirage is greatly appreciated.
CITY COUNCIL
Alan Seman, Mayor
Richard W. Kite, Mayor Pro Tem
G. Dana Hobart, Council Member
Ron Meepos, Council Member
PLANNING COMMISSION
Shonna Perry, Chairperson
Jeffrey Feder, Vice Chairperson
Ira Laufer, Commissioner
Barton Rivin, Commissioner
Gordon Moller, Commissioner
GENERAL PLAN ADVISORY COMMITTEE
Don Reuben, Chairperson
Larry Nichols, Vice Chairperson
Stuart Ackley
Lawrence J. Bell
Thomas W. Green
Dana Hobart
Ed Lambert
Bob Lienhard
Richard McClung
Ron Meepos
Sam Spevack
Harold Solomon
CITY STAFF
Patrick Pratt, City Manager/ Executive Director of RDA
Robert Brockman, Director of Community Development
Bruce Harry, Director of Public Works
Catherine Mitton, Director of Management Services
Scott Morgan, Director of Administrative Services
Randy Bynder, Planning Manager
Carl Bishop, Senior Planner
Kim Clinton, Senior Planner
Todd Weber, Assistant Planner
Jeff Cherry, Planning Technician
Cathy Thomas, Department Secretary
General Plan Consultants
THE PLANNING CENTER
Lead Consultant
Dick Ramella, Principal- in- Charge
Colin Drukker, Project Manager
Rachel Struglia, EIR Manager
William Hoffman, Planning Analyst
Tova Corman, Environmental Analyst
Nicole Krause, Environmental Analyst
Craig Ramella, Graphics/ GIS
Tin Cheung, Noise/ Air Quality Specialist
Maria Heber, Document Production
Dee Santos, Document Production
STANLEY R. HOFFMAN ASSOCIATES
Fiscal/ Retail Analysis
Stan Hoffman
Debbie Lawrence
Marcine Osborn
GREGORY STOFFEL & ASSOCIATES
Retail Analysis
Greg Stoffel
URBAN CROSSROADS
Traffic Analysis
Carleton Waters
Min Zhou
EARTH CONSULTANTS INTERNATIONAL
Geotechnical
Tania Gonzalez
Kay St. Peters
Robert Lemmer
Rene Perez
CITY OF RANCHO MIRAGE GENERAL PLAN PAGE I- I
GENERAL PLAN TABLE OF CONTENTS
I INTRODUCTION
INTRODUCTION ............................................................................................................. I
LAND USE ELEMENT ...................................................................................................... II
CIRCULATION ELEMENT................................................................................................ III
HOUSING ELEMENT ...................................................................................................... IV
CONSERVATION AND OPEN SPACE ELEMENT...................................................................... V
AIR QUALITY ELEMENT ................................................................................................. VI
NOISE ELEMENT.......................................................................................................... VII
SAFETY ELEMENT ....................................................................................................... VIII
PUBLIC SERVICES AND FACILITIES ELEMENT.................................................................... IX
COMMUNITY DESIGN ELEMENT ........................................................................................ X
ECONOMIC AND FISCAL ELEMENT ................................................................................... XI
APPENDIX A: FISCAL IMPACT ANALYSIS ........................................................................... A
APPENDIX B: ECONOMIC AND RETAIL ANALYSIS ............................................................... B
PAGE I- II CITY OF RANCHO MIRAGE GENERAL PLAN
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I. Introduction
INTRODUCTION
CITY OF RANCHO MIRAGE GENERAL PLAN PAGE I- I
TABLE OF CONTENTS
I INTRODUCTION
A COMPREHENSIVE GENERAL PLAN............................................................................... I- 1
A BEAUTIFUL DESERT CONTEXT..................................................................................... I- 1
A VISION FOR THE CITY OF RANCHO MIRAGE ................................................................. I- 2
USING THE GENERAL PLAN .......................................................................................... I- 3
General Plan Format ................................................................................................. I- 3
Implementation of the General Plan.......................................................................... I- 4
Consistency with the General Plan ........................................................................... I- 6
AMENDING THE GENERAL PLAN .................................................................................... I- 6
GOALS, POLICIES, AND PROGRAMS .............................................................................. I- 7
INTRODUCTION
PAGE I- II CITY OF RANCHO MIRAGE GENERAL PLAN
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INTRODUCTION
CITY OF RANCHO MIRAGE GENERAL PLAN PAGE I- 1
The City of Rancho Mirage is a well- known desert resort and residential community in the
Coachella Valley. With major regional medical facilities, the Valley’s most vibrant and
attractive commercial centers, and world- class resort hotels, Rancho Mirage is a desirable
destination for residents and visitors alike. Guided by the General Plan, Rancho Mirage is
positioned to reach its full potential by developing new commercial centers at strategic
locations, providing new housing opportunities, continuing the beautification of its
roadways, and providing more design guidance for public and private realms.
This introductory chapter provides a broad overview of the General Plan— its creation, its
contents and its use. To provide a context for better understanding it, this section briefly
summarizes the City’s evolution, setting, and Vision, as well as direction on how to
interpret, implement, and amend the General Plan. This section concludes with a goal,
policies, and programs to guide the City in administering and implementing the General
Plan.
A COMPREHENSIVE GENERAL PLAN
All cities are required by the California Government Code to prepare comprehensive, long-term
general plans, to direct development of the community. The General Plan provides the
goals, policies, programs and implementation strategies to guide the development of
Rancho Mirage and to protect and enhance its valued assets and resources. In addition to
goals and policies, the General Plan includes background information and discussion,
diagrams, maps, tables and charts that provide direction for the prudent and conscientious
management of future development.
The City’s previous General Plan was last comprehensively updated in 1997. To adjust to
and plan for the rapidly changing conditions of the Coachella Valley, the City Council
determined that a comprehensive update to the General Plan was necessary and, in July
2003, approved a process for the review and updating of the General Plan. The City
Council appointed a General Plan Advisory Committee ( GPAC) to serve as the primary
means of citizen involvement in the formulation of the General Plan and provide
recommendations for General Plan goals and policies. Beginning in 2003, the GPAC met
regularly to discuss and review the City’s Vision and the General Plan elements.
A BEAUTIFUL DESERT CONTEXT
The City has taken shape in a beautiful valley setting of desert mountains surrounded by
dramatic views of the Santa Rosa Mountains to the south and west and the Joshua hills to
the north. Lushly landscaped golf course communities and broad arterials on the Coachella
Valley floor have created a “ garden in the desert.” This contrast of unbridled geography
and manicured environments provide Rancho Mirage with its unique sense of place.
The City of Rancho Mirage incorporated on August 3, 1973, bringing autonomy to
residents and businesses over land use and development on approximately 15.6 square
miles of land. Expansion has occurred without sacrificing the quality of life that originally
attracted residents and the City now comprises approximately 15,800 acres or 25 square
miles. Its Sphere of Influence ( SOI)— County managed lands over which the City has an
advisory role— total another nine square miles.
INTRODUCTION
PAGE I- 2 CITY OF RANCHO MIRAGE GENERAL PLAN
The successful beginning of Rancho Mirage was the establishment of the Clancy Lane and
Magnesia Falls area, as well as Thunderbird and Tamarisk Country Clubs in the ' 40s and
' 50s. From the beginning, Rancho Mirage was primarily a residential community.
Succeeding decades brought new assets and resources. In the ' 60s commercial business
expanded and " Restaurant Row" developed. The ' 70s saw the introduction of the
Eisenhower Medical Center, as well as five of the City's country clubs.
Residential construction boomed throughout the ' 70s and ' 80s, and that period also saw the
addition of the Valley's world- class destination resorts— Marriott's Rancho Las Palmas, the
Westin Mission Hills, and The Lodge. Development in past years has focused along State
Highway 111, with the majority of future development expected to be near Interstate 10.
A VISION FOR THE CITY OF RANCHO MIRAGE
The Vision is intended to reflect a positive mental image of the City of Rancho Mirage at a
time in the future. It attempts to describe what the City will look like, feel like, and how it
would function in the year 2020. Its physical content and image will reflect the values that
have prevailed over the years.
The Vision is the first step in the planning process. It provides the foundation for the
General Plan. It also should inspire accomplishment and focus energies towards achieving
the goals of the City. It will be central to the decision- making processes that will forge the
City in years to come.
A Vision for the City of Rancho Mirage
In the year 2020, as it is now, Rancho Mirage will continue to be noted for the
quality of its residential neighborhoods. It will continue to be a great place to live
or spend leisure time. It will have an international reputation as a destination
resort and medical and research center. It will be recognized for its ambience and
the unique lifestyle it provides. Residents will enjoy a variety of cultural and
recreational opportunities.
Rancho Mirage will be distinctive, with a strong sense of place reflected through
the quality of the man- made environment and the natural setting. The City will
maintain and protect the backdrop of the Santa Rosa Mountains, and provide
public and private open space. The landscape of the City's streets and public areas
will present a pleasant, recognizable, citywide theme. It will be the premier
location in the Coachella Valley for first class shopping, entertainment, cultural
and dining opportunities. Its architecture will be outstanding and appropriate for
Rancho Mirage.
New residents of Rancho Mirage will find a variety of neighborhoods and housing
types from which to choose.
Future land uses will be designed to be compatible and harmonious with one
another. Residential neighborhoods, commercial and business areas, resorts and
public places will be pleasing to the eye, well maintained and safe. The street
system will also be safe, efficient and attractive; and signage will enhance the
character of the City while meeting the needs of local merchants.
The City will continue to be economically prudent and sound. Rancho Mirage will
be the prime location in the Coachella Valley to establish new business enterprises
INTRODUCTION
CITY OF RANCHO MIRAGE GENERAL PLAN PAGE I- 3
and expand existing operations. Residents and visitors will enjoy attractive,
comfortable and safe retail shopping facilities compatible with the low density
residential and resort character of the City. Revenue generating businesses will be
encouraged to locate and flourish in Rancho Mirage.
USING THE GENERAL PLAN
The Rancho Mirage General Plan, frequently described as the “ Constitution” of the City, is
the foundation upon which land use decisions are based. The Plan is a comprehensive
information and planning guide established by State law to provide a framework for
making informed decisions about the future of the community. It identifies the com-munity’s
land use, circulation, environmental, economic and social goals and policies as
they relate to land use and development. The General Plan identifies concerns and issues
important to the community and establishes goals, policies, and program implementation
measures that resolve these issues.
General Plan Format
The General Plan is organized into nine elements, as well as an Introduction and Appendix.
The seven state- mandated elements— Land Use, Circulation, Housing, Conservation, Open
Space, Noise, and Safety— are supplemented by two additional elements which the City
considers very important to its future: 1) Community Design and 2) Economic and Fiscal.
Within each element is accompanying background information, goals, policies and
programs.
An Action- Oriented Plan
To guide a community effectively, a General Plan cannot be a static, vague document; it
must be a dynamic, policy guide that gives specific direction to future decisions. It
represents the collective goals and values of the City and describes the necessary actions to
support them. For Rancho Mirage, this means preserving its best features and taking
advantage of new opportunities for quality growth and change.
Goals, Policies, and Programs
Each element contains at least one goal statement and related policy statements and
implementing programs.
A goal in the General Plan is the broadest statement of community values. It is a
generalized ideal which provides a sense of direction for action. For example:
􀂌 A landscape program that promotes aesthetics, conservation and place-making
The essence of the General Plan is contained within its policy statements. Policies
further refine the goal statements and provide a clear direction for decision
making. Policies include “ shall” statements to provide unequivocal directives.
Decision making criteria, major development standards and funding priorities are
best established by clear General Plan policies. For example:
􀂌 Landscape plans submitted to the City shall be consistent with the
Community Design Element.
INTRODUCTION
PAGE I- 4 CITY OF RANCHO MIRAGE GENERAL PLAN
General Plan programs are included as implementation measures needed to carry
out related policy statements. Programs provide the basis for scheduling and
assigning staff and other resources to specific actions that are needed to
implement certain directives of the Plan. For example:
􀂌 Develop medians and parkways that achieve an interesting visual rhythm
through the consistent placement of trees and plant materials.
Implementation of the General Plan
The Rancho Mirage General Plan relies on element policies and programs, as well as the
related mitigation measures set forth in the General Plan Program EIR, to serve as
implementation measures. Special studies are also integral tools that assure effective
implementation of the General Plan. The City Zoning and Subdivision Ordinances play a
critical role in implementing the Plan’s goals and policies, while specific plans and
development agreements provide detailed implementation programs for specific portions of
the City and its Sphere of Influence.
Zoning Ordinance
The Rancho Mirage Zoning Ordinance is the primary tool for implementing the General
Plan. While the General Plan is the City’s long- term plan for land use development, zoning
sets forth the specific development standards, such as lot sizes and permitted land uses, for
each parcel in Rancho Mirage. Text, maps, diagrams and other materials describe the distri-bution
and intensity of land uses into such categories as residential, commercial and
institutional uses. Written regulations establish minimum development standards for each
of the land use zones. Permitting processes set forth in the Zoning Ordinance, including
Conditional Use Permits, Variances, and Architectural Reviews guide development to
implement the General Plan.
Subdivision Ordinance
Like zoning ordinances, subdivision regulation is another principle instrument for
implementing the General Plan. Establishing statewide uniformity in local subdivision
procedures, the State Subdivision Map Act ( Government Code Sections 66410 et seq.)
provides the City with the authority to regulate and control the design and improvement of
subdivisions within its boundaries. The Subdivision Map Act also requires findings that,
among other things, the subdivision is consistent with the General Plan and any applicable
specific plan.
Specific Plans
A specific plan plays an important role as a refinement of the General Plan, applicable to a
specific portion of the community. Specific plans often provide detailed analysis of
complex projects and indicate precise land use locations and design criteria. Specific plans
contain descriptive text, exhibits, and diagrams indicating the distribution, location, and
intensity of proposed land uses and the necessary public and private support systems,
including streets, utilities, and drainage facilities.
INTRODUCTION
CITY OF RANCHO MIRAGE GENERAL PLAN PAGE I- 5
Specific plans also define the standards and criteria by which development and, where
applicable, conservation will proceed on the property. Additionally, a specific plan
provides a program of implementation measures and financing necessary to carry out the
project. It must be consistent with all facets of the General Plan and in turn, zoning,
subdivision, and public works projects must be consistent with an existing specific plan.
Specific plans are required for lands designated with the specific plan overlay on the Land
Use Plan. Larger complex development proposals may also be required to process a
specific plan. Specific plans may be adopted by resolution or ordinance and may be
amended as often as deemed necessary by the City Council. Development proposals within
areas designated with a specific plan overlay on the General Plan Land Use Plan cannot
proceed until a specific plan has been prepared and adopted by the City Council.
In areas where a specific plan encompasses more than one property, the plan must be
completed and adopted prior to development on any affected property. Specific plans may
be prepared either by the applicant or the City. Should the City prepare a specific plan, it is
entitled to reimbursement by affected property owners pursuant to Section 65456 of the
California Government Code.
Development Agreements
State law provides for the adoption of development agreements between a project
proponent and the City, in accordance with Government Code Section 65865. The purpose
of development agreements is to provide developers with additional assurances that
development approvals will not be nullified by some future local policy or regulation
change. In exchange, the developer may be required to meet certain conditions or
performance criteria which become part of the agreement.
Development agreements can be a useful means of meeting General Plan goals and
policies, while removing some of the risks faced by developers. Agreements can remain in
effect for a few or several years, the term typically being set forth in the agreement. It is
important to emphasize that, as set forth in Government Code Section 65866, the City,
unless otherwise provided by the development agreement, is not prevented from applying
new rules, regulations, and policies to the property.
Commissions and Committees
The City is also empowered to establish advisory commissions or committees, which may
be comprised of public officials as well as private individuals, to review and make
recommendations on policies or programs facilitating implementation of the General Plan.
These commissions typically address such issue areas as parks and recreation, trails,
libraries, public safety, community and architectural design, affordable housing and
emergency preparedness. The City Council may establish commissions or committees to
address specific and focused issues or to provide recommendations on an on- going basis.
The Council may perpetuate or dissolve these commissions or committees as it sees fit.
INTRODUCTION
PAGE I- 6 CITY OF RANCHO MIRAGE GENERAL PLAN
Consistency with the General Plan
Proposals for development, either developer or City initiated, must be analyzed and tested
for consistency with the goals, policies, and programs in every applicable element of the
General Plan. This test of compliance is also a required criterion for determining significant
impacts under the provisions of the California Environmental Quality Act ( CEQA).
Charter City Status
Under the California constitution, cities are either general law cities or charter cities.
General law cities must follow procedures set by State law and may only exercise powers
granted to them by the State. Charter cities have full authority over their own municipal
affairs ( such as financing public improvements or enacting local ordinances), although they
remain subject to State law on matters of statewide importance ( such as regulation of traffic
and vehicles or exercising powers of eminent domain).
The City of Rancho Mirage became a charter city in 1997. The City therefore is able to
exercise broader powers to enact land use regulations than do general law cities. For
example, as a charter city, Rancho Mirage is not currently required to meet the State law
requirement for consistency between the general plan and the zoning ordinance.
Additionally, Rancho Mirage is not required to submit annual reports to the State on the
status and implementation of its general plan. Rancho Mirage’s status as a charter city
provides it with greater control over its future development and administration.
CEQA Review of Consistency
State CEQA Guidelines require that an initial study include " an examination of whether the
project is compatible with existing zoning and plans." The State CEQA Guidelines further
stipulate that, " A project will normally have a significant effect on the environment if it
will conflict with adopted environmental plans and goals of the community where it is
located." If a determination is made by the Planning Commission or the City Council that
the proposed action is inconsistent with the General Plan, no further action shall be taken
without the completion and processing of an EIR or other detailed analysis which would
support a finding of overriding consideration.
Capital Improvement Programs
Rancho Mirage must also annually review its capital improvement program, as well as
local public works projects of other local agencies, for consistency with the City’s General
Plan. Also, pursuant to Government Code Section 65401, all City departments and all other
agencies whose jurisdiction falls within the City ( such as a school district) must submit a
list of proposed projects to the City. The City is responsible for reviewing these projects for
conformity with the General Plan.
AMENDING THE GENERAL PLAN
The General Plan is not static, but rather is a dynamic and multi- faceted document that
defines and addresses the changing needs of the City. It is based on an on- going assessment
and understanding of existing and projected community needs. To assure that the General
Plan is kept current, short- term programs and policies may be reviewed periodically to
reflect compatibility with budgetary priorities and related program status. Long- term
INTRODUCTION
CITY OF RANCHO MIRAGE GENERAL PLAN PAGE I- 7
programs and implementation measures must also be given consideration to assure timely
funding and development of critical infrastructure and public services and facilities.
Timing
Mandatory elements of the General Plan may be amended up to four times in each calendar
year. The City Council or any citizen may initiate a General Plan Amendment. It is left to
the discretion of the local jurisdiction to establish an amendment schedule to be published
one year in advance. State law further requires that the Housing Element be reviewed and
updated at least once every five years.
Application Procedures
Applications for the amendment of the General Plan and the appropriate fees are filed with
the City Community Development Department. An amendment to the General Plan consti-tutes
a project under the California Environmental Quality Act ( CEQA) and, therefore, is
evaluated for its environmental effects and consistency with other elements of the General
Plan. Final approval of General Plan amendments is the responsibility of the City Council
subject to satisfying the environmental requirements imposed by CEQA.
Exemptions
The State Legislature has recognized that occasions arise which require the local juris-diction
to have some flexibility in amending the General Plan. As set forth in the California
Government Code, the following are exempt from the General Plan amendment schedule.
Amendments to optional elements.
Amendments requested and necessary for the development of a residential project,
of which at least 25% of its units will be available to persons of low or moderate
income ( Section 65358( c)).
Any amendment necessary to comply with a court decision in a case involving the
legal adequacy of the general plan ( Section 65358( d)( 1)).
Amendments to bring a general plan into compliance with an airport land use plan
( Section 65302.3).
GOALS, POLICIES, AND PROGRAMS
The effective implementation of the General Plan relies on the development and
maintenance of City regulatory documents, including the Zoning Ordinance, specific plan
requirements, the Subdivision Ordinance, and City rules for the implementation of CEQA.
The General Plan itself is a living document with mandates for frequent review and
refinement. Amendments to the Plan should be given careful consideration and not be
granted casually. The goal, policies, and programs in this introductory chapter will help
assure the effective administration and implementation of all elements of the Rancho
Mirage General Plan.
GOAL 1
Comprehensive and integrated administration and implementation of all elements of the
Rancho Mirage General Plan through consistent and effective policies and programs.
INTRODUCTION
PAGE I- 8 CITY OF RANCHO MIRAGE GENERAL PLAN
Policy 1
The City shall provide for the periodic revision and updating of the General Plan and
ensure that associated City ordinances, including the Zoning and Subdivision Ordinances,
are maintained in conformance with the General Plan.
Policy 2
The City shall examine and review, on an on- going basis, the long- term implications of
General Plan policies and programs as they relate to the City’s ability to provide public
services and facilities.
Program 2. A
Conduct a periodic review of the General Plan, which includes a report on inter-relationships,
impacts or enhancements of the General Plan with regard to the City’s
ability to fund and provide public services and facilities.
Policy 3
The City shall ensure that properly filed development applications are processed in an
expeditious and timely manner.
Program 3. A
Maintain application processing procedures that assure expeditious and timely
processing of land development applications, including " fast tracking” procedures for
priority proposals.
Policy 4
The City shall utilize master facility plans to address the City’s recreation, drainage/ flood
control, infrastructure, utility management, traffic control, and other facility needs. Master
plans should include plans for funding and schedules for phased implementation, which
shall be incorporated into the City’s capital improvement programs.
Policy 5
The City shall provide opportunities for review and comment on development proposals
through public hearing notices sent to owners of property located at least within 500 feet of
the development proposal site.
Policy 6
City projects shall comply with the same policies, procedures and regulations required of
the private sector.
II. Land Use Element
LAND USE ELEMENT
CITY OF RANCHO MIRAGE GENERAL PLAN PAGE II- I
I I
TABLE OF CONTENTS
PURPOSE................................................................................................................. II- 1
Seasonal Community ............................................................................................... II- 1
LAND USE PLAN BUILDOUT ......................................................................................... II- 6
Seasonal Community ............................................................................................... II- 6
Sphere of Influence .................................................................................................. II- 6
Projected City Population ........................................................................................ II- 7
Projected Employment ............................................................................................. II- 7
AGUA CALIENTE BAND OF CAHUILLA INDIANS.............................................................. II- 15
Land Use Contract.................................................................................................. II- 15
Land Use Controls ................................................................................................. II- 15
Fees and Dedications.............................................................................................. II- 16
California Environmental Quality Act ( CEQA)..................................................... II- 16
GOALS, POLICIES, AND PROGRAMS ........................................................................... II- 19
Citywide Land Uses ............................................................................................... II- 19
Residential Land Uses............................................................................................ II- 20
Commercial Land Uses .......................................................................................... II- 21
Institutional Uses.................................................................................................... II- 24
Open Space Uses.................................................................................................... II- 24
LIST OF EXHIBITS
Exhibit II- 1 Land Use Plan................................................................................ II- 9
Exhibit II- 2 Sphere of Influence ....................................................................... II- 11
Exhibit II- 3 Specific Plans ............................................................................... II- 13
Exhibit II- 4 Indian Lands ................................................................................ II- 17
LIST OF TABLES
Table II- 1 City of Rancho Mirage General Plan Land Use Designations .............. II- 2
Table II- 2 City of Rancho Mirage Statistical Summary of Land Uses ( as
of 2/ 10/ 06).................................................................................... II- 5
Table II- 3 Commercial Land Use Development Potential ................................. II- 23
LAND USE ELEMENT
PAGE II- II CITY OF RANCHO MIRAGE GENERAL PLAN
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LAND USE ELEMENT
CITY OF RANCHO MIRAGE GENERAL PLAN PAGE II- 1
PURPOSE
The purpose of the Land Use Element is to provide a comprehensive plan of the general
allocation and distribution of land uses throughout the City. The Element also serves as a
statement of the standards and targets for population density and building intensity. The
Land Use Element identifies areas planned for residential, commercial, and public uses. It
is the broadest of the elements and is the basis for coherent land use policy development.
The process of developing the land use plan involves the analysis of existing land use
patterns, current and future available public services and facilities, an understanding of the
physical environmental constraints, opportunities for development, and consideration of the
City’s Vision ( see Introduction).
Seasonal Community
The Land Use Element and accompanying land use plan describe and designate the
distribution of land uses by type, location, intensity and extent of use. Uses to be
considered include: residential, commercial, open space, recreation, public buildings and
facilities, and other categories of public and private land uses. The General Plan does not
include provisions for industrial uses within the City of Rancho Mirage. Table II- 1
provides a description of the City’s General Plan land use designations and Table II- 2
provides the statistical summary of these land uses. A summary and map of the City’s Land
Use Plan is also provided. Following the tables and map, overall land use goals, policies
and programs are presented. In addition, a discussion of each major land use category is
also presented followed by related goals, policies and programs.
It is important to note that the City of Rancho Mirage employs a “ single- map” system of
land uses. This means that the City’s General Plan land use designations are the same as
the City’s Zoning designations. The density and intensity standards expressed in the
General Plan are the same as those expressed in the City’s Zoning Ordinance.
Another important characteristic of land use in Rancho Mirage is the development of
residential communities through Planned Residential Developments ( PRD) and specific
plans. The purpose of both is to promote development and amenities beyond those
expected under conventional development. PRDs encourage well- conceived residential
neighborhoods through creative and flexible planning. They allow for a mix of housing
types that are unique in their physical characteristics and warrant special methods of
residential development. PRDs also consolidate areas for structures and maximize common
open space and recreation areas, while integrating access and private internal roadways.
The portions of the City and Sphere of Influence targeted for specific plans are illustrated
on Exhibit II- 3.
LAND USE ELEMENT
PAGE II- 2 CITY OF RANCHO MIRAGE GENERAL PLAN
Table II- 1
City of Rancho Mirage General Plan
Land Use Designations
Land Use Designation ( Density) Purpose of Land Use
Residential
( H- R) Hillside Reserve
( 0– 1 du/ 640 ac)
This designation provides for limited single- family residential development
on privately owned property within hillside areas. It serves as an intermediate
land use designation between open space lands and more intense residential
uses. It precludes premature or inappropriate expansion of urban
development. Development in this designation is restricted by
topography/ slope, drainage, and biological and visual resources.
Development is restricted to a specific area on each lot, with the balance
preserved as open space.
( R- E) Residential Estates
( 0– 1 du/ ac)
This designation provides for single- family residential development on lots
one acre and larger in size. This land use provides an intermediate density
between more typical residential densities and open space lands. It provides
lots sufficient in size for rural and estate development.
( R- L- 2) Very Low Density Residential
( 0- 2 du/ ac)
This very low density designation provides for single- family residential
development typically on individual lots of about one- half acre. Planned
Residential Developments are also an appropriate form of development.
These lands may serve to buffer more dense residential development from
estate residential uses.
( R- L- 3) Low Density Residential
( 0– 3 du/ ac)
This designation provides for moderately low density development and
PRDs. It serves to transition between lower and more moderate ( medium)
residential densities.
( R- M) Medium Density Residential
( 0– 4 du/ ac)
Appropriate residential development under this designation includes single-family
and PRDs. The intent of this designation is to encourage development
of a wide variety of dwelling unit types in a planned environment.
( R- H) High Density Residential
( 4– 9 du/ ac)
This designation allows for smaller single- family attached products and
multi- family dwellings. This designation is most suitable for planned
communities and affordable and senior housing where smaller units and
higher densities may be appropriate. Duplex and multiplex development is
the most common and provides for PRDs comprised of a varying range of
residential types including apartments. Mobile home parks or subdivisions
with PRD type development may also be allowed with the approval of a
Conditional Use Permit.
( MHP) Mobile Home Park
( 0– 9 du/ ac)
This designation is applied to mobile home parks and encourages Planned
Residential Developments ( PRDs).
( S- OL) Senior Overlay This designation is applied as an overlay to an underlying residential
designation. It recognizes special circumstances or conditions that favorably
support and are appropriate for senior housing including close proximity to
commercial, medical and other seniors- oriented uses. Development of senior
housing on these lands may qualify for density bonus assistance from the City
Housing Authority and special design standards.
LAND USE ELEMENT
CITY OF RANCHO MIRAGE GENERAL PLAN PAGE II- 3
Table II- 1
City of Rancho Mirage General Plan
Land Use Designations
Land Use Designation ( Density) Purpose of Land Use
Commercial
( C- N) Neighborhood Commercial
( 0.30 FAR1)
This designation provides for neighborhood- scale shopping facilities
conveniently located near residential areas. These developments are typically
anchored by supermarkets and drugstores. A wide range of other uses
including banks, barber/ beauty salons, dry cleaners, restaurants, service
businesses and other related activities are generally found in these planned
centers. Typical sizes are 8 to 10 acres providing approximately 80,000 to
100,000 square feet of gross leasable floor area.
( C- G) General Commercial
( 0.35 FAR1)
This land use includes a wide variety of commercial centers, specialty retail
shops, clothing and jewelry stores, and a variety of personal service busi-nesses.
Small department stores may also be appropriate under this
designation. Development may range from freestanding retail buildings and
restaurants to planned commercial centers. Hotels and motels may also be
appropriate on these lands.
( C- C) Community Commercial
( 0.35 FAR1)
This designation provides for regional or community- scale shopping centers
and malls. These centers may be anchored by several department stores or
other large- scale anchors as well as a variety of retail outlets and restaurant
and entertainment uses. Hotels and motels may also be appropriate on these
lands. The community commercial center is intended to serve the entire
community as well as the surrounding market area.
( O) Office ( 0.35 FAR1) This designation permits a variety of professional offices including
administrative, corporate, institutional, law, medical, financial, insurance, real
estate, and government offices. Office uses may be combined with adjacent
commercial uses. Less intense office uses may be compatible with medium
and higher density residential developments.
( M- U) Mixed Use ( 0.35 FAR1) The Mixed Use designation recognizes the potential for thoughtfully planned
integration of commercial, office and residential uses. Projects developed
within this designation require a specific plan. Specific plans for these areas
typically include compatible design standards and must demonstrate shared
internal circulation, and complementary and synergistic relationships
amongst uses.
( Rs- H) Resort Hotel ( 0.25 FAR1) This designation allows for the development of hotels and destination resorts
with limited ancillary commercial uses, such as spas, recreational facilities,
restaurants, lounges, and small retail shops that directly support the primary
use.
( SC- OL) Special Corner Overlay This designation is intended to be used in conjunction with any non-residential
base designation at specified intersections. It provides for excep-tionally
designed commercial or office centers at key intersections in the City
where aesthetics and land use compatibility are of primary importance.
( SP) Specific Plan Overlay This designation is used in conjunction with other underlying land use
designations and requires the development of a specific plan. It is also
LAND USE ELEMENT
PAGE II- 4 CITY OF RANCHO MIRAGE GENERAL PLAN
Table II- 1
City of Rancho Mirage General Plan
Land Use Designations
Land Use Designation ( Density) Purpose of Land Use
appropriate as a means of processing large scale Community Commercial and
Mixed- Use development proposals.
Specific plans provide detailed plans, concepts, and designs of large scale or
complex projects indicating the distribution, location, and intensity of
proposed land uses. They also identify the required level and availability of
public facilities and services as well as the economic viability of proposed
developments.
Institutional Services and Facilities
( P) Public/ Quasi- Public ( 0.35 FAR1) This designation provides for governmental offices, cultural facilities,
libraries, museums, schools, hospitals, floodways, police and fire stations,
utility substations as well as other public or quasi- public administrative
offices or meeting spaces.
Open Space Open Space designations are assigned to those lands that constitute important
or valuable natural resources. The designation is assigned to lands such as
parks, natural open spaces, and habitat areas; golf courses, pool areas, and
landscaped lands are defined as private open space.
Open Space designations may also be used to define special resource areas or
those that may pose threats or hazards to development. Lands important for
their recreational, biological, or regional economic value may also be
assigned an open space designation. Examples of resource lands and hazards
include liquefaction hazard areas, detention and retention basins, trails, and
large habitat areas for biological resources.
( OS/ PP) Public Parks This designation is assigned to active recreation open space areas that are
accessible by the general public, and are generally owned and maintained by
the City or other public entity.
( OS/ MR) Mountain Reserve This designation is assigned to public lands or property subject to
conservation easements located within the Santa Rosa Mountains. Uses are
limited to recreational activities: hiking, equestrian and non- motorized bike
trails and facilities consistent with the need to protect sensitive biological
resources. Vehicular access is not permitted.
( OS/ PV) Private Open Space This designation is assigned to golf courses, lakes and water features, tennis
courts and other recreational facilities and landscaping occurring within
Planned Residential Developments.
( OS/ FW) Floodways This designation is assigned to natural or manmade floodways/ drainage
channels.
1 Floor area ratio ( FAR) is defined as the gross floor area permitted on a site divided by the area of the site, expressed
in decimals of one or two places. For example, an FAR of 0.35 means that a project located on a one- acre site ( 43,560
square feet) could construct a building with up to 15,246 square feet ( 35% of 43,560).
LAND USE ELEMENT
CITY OF RANCHO MIRAGE GENERAL PLAN PAGE II- 5
Table II- 2
City of Rancho Mirage
Statistical Summary of Land Uses
( as of 2/ 10/ 06)
Buildout Total Vacant Lands
Land Use Category Acres
% of
Total Acres
% of
Total
H- R Hillside Reserve ( 1 du/ 640 ac) 343 2% 343 100%
R- E Residential Estates ( 0– 1 du/ ac) 527 3% 252 48%
R- L- 2 Very Low Density Residential ( 0– 2 du/ ac) 2,085 13% 953 45%
R- L- 3 Low Density Residential ( 0– 3 du/ ac) 922 6% 17 2%
R- M Medium Density Residential ( 0– 4 du/ ac) 1,186 8% 138 12%
R- H High Density Residential ( 4– 9 du/ ac) 249 2% 127 51%
MHP Mobile Home Park ( 0– 9 du/ ac) 96 < 1% 0 0%
Residential Subtotal 5,408 34% 1,830 34%
O Office 112 < 1% 66 59%
C- N Neighborhood Commercial 103 < 1% 29 28%
C- G General Commercial 234 1% 124 53%
C- C Community Commercial 342 2% 308 90%
Rs- H Resort Hotel 350 2% 241 69%
M- U Mixed Use( commercial/ office/ residential) 36 < 1% 12 33%
Commercial and Office Subtotal 1,177 7% 780 66%
H Hospital 132 < 1% 37 28%
P Public/ Quasi- Public Uses ( Institutional) 172 1% 110 64%
Institutional Subtotal 304 2% 146 48%
OS/ PP Public Park 54 < 1% 29 54%
OS/ MR Mountain Reserve 5,182 33% — —
OS/ PV Private Open Space 2,143 14% 3 < 1%
OS/ FW Floodways and Drainage Channels 332 2% 0 0%
Open Space Subtotal 7,711 49% — —
Streets/ Rights- of- Way 1,198 8% — —
CITYWIDE TOTAL1 15,796 100% — —
Southern Sphere of Influence 1,465 100% 1,406 96%
Northern Sphere of Influence 4,084 100% 3,990 99%
SPHERE OF INFLUENCE TOTAL1 5,549 — — —
1 Figures subject to rounding. See discussion on Sphere of Influence on Page II- 6.
LAND USE ELEMENT
PAGE II- 6 CITY OF RANCHO MIRAGE GENERAL PLAN
Like PRDs, specific plans seek to generate development of exceptional quality through
flexible planning and design. Specific plans differ in that they are intended for larger, more
complex projects that integrate a variety of residential and non- residential land uses.
Specific plans can also permit uses, development standards, and density/ intensity levels
beyond those allowed in the City’s Zoning Code. In return, specific plans require an
applicant to demonstrate exceptional design quality and amenities, as well as a phased,
cost- effective extension of infrastructure. The portions of the City and Sphere of Influence
targeted for specific plans are illustrated on Exhibit II- 3.
LAND USE PLAN BUILDOUT
The Rancho Mirage Land Use Plan implements the City’s Vision as an international
destination resort and medical center, located in a spectacular natural setting. The Land Use
Plan also attempts to ensure long- term economic stability for the City and first- class
shopping, entertainment, cultural, and dining opportunities for residents and visitors alike.
The Land Use Plan is shown on Exhibit II- 1.
Seasonal Community
Of the City’s 12,195 existing dwelling units ( estimated in 20041), approximately 7,000
were occupied by permanent residents, while about 5,200, or 42%, serve as second or
vacation homes for part time residents. The City’s seasonal population increases during the
fall/ winter/ spring months and decreases during the summer period. The majority of
seasonal or second home residences are located in the City’s planned residential
communities.
Sphere of Influence
Land use planning for the City of Rancho Mirage does not stop at the City boundaries.
Unincorporated lands adjacent to the City’s borders are identified by the Riverside County
Local Agency Formation Commission ( LAFCO) as areas likely to be serviced or annexed
by the City in the future. These lands are known as the City’s Sphere of Influence ( SOI).
The City does not have regulatory control over these lands, which generally occur north of
Ramon Road and extend north of Interstate 10, but does have authority and responsibility
to designate its preference for land use planning in the County land.
The City’s SOI is shown on Exhibit II- 2, Sphere of Influence. The SOI can be seen as two
major planning areas. The first is the southern SOI and represents unincorporated lands
south of Interstate 10, east of Da Vall Drive, and west of Bob Hope Drive. The southern
SOI ( 1,465 acres) is viewed as the most relevant to the City’s Land Use Plan and has been
identified with City land use designations. The northern SOI ( 4,084 acres) represents
unincorporated lands north of Interstate 10, east of Da Vall Drive, west of Bob Hope Drive,
and extended south of Edom Hill. The northern SOI is considered to be lands most likely to
be developed under the jurisdiction of the County of Riverside. Accordingly, the City’s
Land Use Plan illustrates only the southern SOI; however, the General Plan Environmental
Impact Report considers the impacts of the City’s full SOI.
1 The California Department of Finance reported 13,331 total units in 2004; however, this number includes
an overestimation of mobile home units ( 1,987). The actual number of mobile homes was 851 in 2004.
Accordingly, the total unit count has been decreased by 1,136 to 12,195 units.
LAND USE ELEMENT
CITY OF RANCHO MIRAGE GENERAL PLAN PAGE II- 7
Projected City Population
The General Plan provides for a range of residential densities ranging up to nine dwelling
units per acre within six residential land use designations. This does not include the Mixed
Use designation, which also allows integrated residential development, or the Hillside
Reserve designation, which offers minimal residential development potential. Within the
City boundaries, the majority of the area is developed as single- family residential dwelling
units within private planned residential developments and standard subdivisions. The 1996
permanent population in Rancho Mirage was 10,600 and had increased to about 13,700 by
January 2004.
The City’s average household size was 2.05 in 1996; however, it actually decreased to
about 1.96 by 2004. Based upon Exhibit II- 1, Land Use Plan, the City has a potential to
generate a maximum of approximately 16,600 dwelling units on 5,400 acres of residential
land uses ( including 36 acres of mixed land uses) within current City boundaries. Using an
average household size of 1.95 persons, the City’s maximum population could reach
approximately 32,400.
The City’s Sphere of Influence located south of Interstate 10 ( projected to accommodate
larger, family households), offers an additional potential for up to 3,900 homes and 11,800
future residents on 1,075 acres of residential land. For a more detailed discussion of the
City’s household and demographic composition, please see the General Plan Program EIR
and the City Community Profile.
Projected Employment
As an international destination resort and medical and health center, Rancho Mirage
maintains an employment base that is centered around the Eisenhower Medical Center and
the major resort hotels. Commercial growth is expected to accelerate and employment is
projected to increase in the retail, entertainment, and service categories.
Within City boundaries, the Land Use Plan provides for a total of 715 acres of Neigh-borhood,
General, and Community Commercial uses ( including 36 acres for Mixed Use).
Another 112 acres are designated for Office uses, and 349 acres are identified for Resort
Hotel uses. The office, retail, and hotel employment provided by the Land Use Plan could
generate approximately 25,300 jobs using probable intensity factors ( floor area ratios) for
each nonresidential land use designation. The City’s Sphere of Influence located south of
Interstate 10, including Tribal lands, offers an additional potential for up to 3,200
employees on 111 acres of land designated for Community Commercial and Resort Hotel
uses.
LAND USE ELEMENT
PAGE II- 8 CITY OF RANCHO MIRAGE GENERAL PLAN
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Dinah Shore Dr
Da Vall Dr
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Gerald Ford Dr
Frank Sinatra Dr
Country Club Dr
Clancy Ln
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DESERT
CATHEDRAL
CITY
Monterey Av
Limely Rd
Morningside Dr
Bob Hope Dr
0' 3500'
LAND USE PLAN
II- 1
LAND U SE E LEMENT
CITY OF R ANCHO M IRAGE G ENERAL P LAN EXHIBIT
CITY
527
2,085
922
1,186
249
96
343
1,037
39
SPHERE
527
2,085
922
2,223
288
96
343
RESIDENTIAL TOTAL
Residential Estate 1 du/ ac Max.
Very Low Density 2 du/ ac Max.
Low Density 3 du/ ac Max.
Medium Density 4 du/ ac Max.
High Density 9 du/ ac Max.
Mobile Home Park 9 du/ ac Max.
Hillside Reserve 1 du/ 640 ac Max.
R- E
R- L- 2
R- L- 3
R- M
R- H
MHP
H- R
76
84
132
62
10
39
54
5,182
2,143
332
1,198
74
182
22
128
5,182
2,325
332
1,220
76
84
132
62
10
39
15,796 1,465 17,261
Public/ Quasi- Public
City Hall
Fire Station
Hospital
School
Library
Post Office
Utility Substation
Public Park
Mountian Reserve
Private Open Space
Floodways and Drainage Channels
Right of Way
INSTITUTIONAL
OPEN SPACE
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P/ CH
P/ FS
P/ H
P/ S
P/ L
P/ PO
PU- SS
OS- PP
MR
OS- PV
OS- W
ROW
Total
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Special Corner
Senior Overlay
OVERLAYS
* These acreages are included in land use acreages above.
Sphere of Influence South of I- 10
Sphere Area North of I- 10 ( Not Shown)
1,465 Ac
4,084 Ac
8 Ac*
111 Ac*
O
C- N
C- G
C- C
Rs- H
M- U
COMMERCIAL
75
36
112
103
234
417
386
36
112
103
234
342
350
36
Office
Neighborhood Commercial
General Commercial
Community Commercial
Resort Hotel
Mixed Use ( Commercial/ Office/ Residential)
Note: Figures subject to rounding.
LAND USE ELEMENT
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LAND USE ELEMENT
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LAND USE ELEMENT
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LAND USE ELEMENT
CITY OF RANCHO MIRAGE GENERAL PLAN PAGE II- 15
AGUA CALIENTE BAND OF CAHUILLA INDIANS
Land Use Contract
The City of Rancho Mirage forged a formal Land Use
Contract with the Agua Caliente Band of Cahuilla Indians
( Tribe) on June 22, 1998. This Land Use Contract
( Contract) identifies the powers and authority of the City
and Tribe over allotted trust lands within the Agua Caliente
Indian Reservation boundaries. The Contract is in effect for
a term of 50 years or may be terminated earlier upon 30
days’ notice by either party. It is important to note that this
Contract does not cover lands held exclusively in the Tribal
Trust. Within the boundaries of the Tribal Reservation,
there are approximately 790 acres of trust lands inside the
corporate boundary of the City of Rancho Mirage and
approximately 2,077 acres of trust lands within the City’s
Sphere of Influence. Additionally, there are hundreds of
acres of tribal fee lands that, although within the historical
boundary of the Tribe’s Reservation boundaries, may be
owned by anyone and are regulated in the exact same
manner as lands located outside of the Reservation
boundaries. A map of these lands can be seen on Exhibit
II- 4, Indian Lands.
Land Use Controls
The Contract states that although the Tribe retains ultimate
authority over its allotted trust lands, the Tribe prefers to
coordinate its land use actions with those of the City and
surrounding communities as a means of promoting the
orderly and expeditious development of trust lands. The
Contract also acknowledges the City’s wish to provide a
high level of public services and safety to all residents
within its corporate boundaries. To accomplish these goals,
the Tribe has enacted its own ordinance that adopts the
City’s land use controls ( including those which regulate
general and specific plans, zoning, variances, conditional
use permits, subdivisions, building and utility codes,
permits and standards, environmental review and related
matters) and applies those controls to the allotted trust lands
within the City’s boundaries. The Tribe has appointed the
City as its agent to enforce these land use controls. In
essence, the Contract seeks to guarantee that the City will
enforce the same development standards and procedures for
all lands within the City’s boundary, both allotted lands and
non- Reservation lands. ( An exception is included on the
regulation of off- site outdoor advertising displays on
allotted trust lands, which are regulated by other Tribal
ordinances.)
Tribal Land Use and Ownership
In the late 1800’ s, the United States government established
the Reservation for the Agua Caliente Band of Cahuilla
Indians ( Tribe). The Reservation covered even- numbered
sections throughout three townships within the Rancho
Mirage area. The Reservation initially covered over 30,000
acres and was owned exclusively by the Tribe. Although all
Reservation land began as Tribal Trust Land, some has been
allotted to become Allotted Trust Land, and some Allotted
Trust Land has been sold to become Fee Land.
Tribal Trust Lands: The United States holds title to these
lands in trust for the Tribe as a whole, rather than for any
individual. The Tribe retains sovereign authority over the use
and regulation of these lands. However, contrary to popular
belief, these lands are not considered sovereign nations
independent of local political boundaries; they are included as
part of cities or counties.
Allotted Trust Lands: These lands are former Tribal Trust
Lands, the title of which is now held by the United States for
one or more individual members of the Tribe ( allottees),
rather than for the Tribe as a whole. The Tribe retains
sovereign authority over their uses and regulation, but the
Lands may be subject to the same development standards and
requirements as land owned by non- Indians ( per land use
agreements between the Tribe and local governments). With
the consent of the Bureau of Indian Affairs, U. S. Department
of the Interior, an allottee can sell or lease such lands. If sold,
a parcel of Allotted Trust Land becomes a parcel of Fee Land.
Fee Lands: These lands are former Allotted Trust Lands that
have been sold to a buyer, who then holds fee title to the land.
Although the Fee Lands remain within the historical
boundaries of the Reservation, they can be owned by anyone.
Tribal Ownership and Taxation*
Another common misperception of Indian lands is that they
are exempt from local and state taxes. A large portion of
Indian- owned lands are subject to sales, property, and
transient occupancy taxes ( also termed TOT or bed taxes) and
contribute to local and state coffers.
Sales tax is charged and collected on all goods manufactured
off- site and sold on Indian lands. For example, clothing that is
manufactured outside of Indian lands, but is sold on Indian
lands is subject to sales tax. Both property taxes and TOT are
imposed on lands leased to non- Indians. For example, a non-
Indian owned hotel that operates on Indian- owned lands
through a lease agreement is subject to both property and bed
taxes.
* The Tribe has reviewed this section and expressed no
objections to its content.
LAND USE ELEMENT
PAGE II- 16 CITY OF RANCHO MIRAGE GENERAL PLAN
The Contract states that the Tribe does not recognize the Sphere of Influence. However, as
to those lands within the Sphere of Influence, the Contract provides that the Tribe and the
City will undertake a joint planning effort to assure the coordinated development of allotted
trust lands and non- Reservation lands within the Sphere. Prior to the completion of the
Sphere area plan, the Tribe agreed to give the City the opportunity to review and comment
on development proposals of unincorporated allotted trust lands submitted to the Tribe; the
City agreed to do the same for the Tribe. Once the Sphere area plan is completed, the Tribe
and City shall approve any proposed development within their respective jurisdictions
which is consistent with the Sphere area plan.
Fees and Dedications
The Contract authorizes the City to collect and retain all fees that provide direct
compensation to the City for its actual costs in carrying out its duties as the Tribe’s agent.
The Contract also allows the City to enforce and collect development fees, defined as a
monetary exaction, other than a tax or special assessment, charged by the City to an
applicant in connection with approval of a development project for the purpose of
defraying the costs of public services and community amenities related to the development
project. In addition, the Contract allows the City to require land dedications that directly
benefit a project or directly mitigates project impacts.
California Environmental Quality Act ( CEQA)
In many instances, development on the lands within the Reservation will be required to
comply with the California Environmental Quality Act ( CEQA). Specifically, any future
development that requires discretionary City approval will be subject to CEQA. For
example, development on the allotted trust lands, which are subject to the City land use
controls pursuant to the Contract and requires the City to issue a development permit ( or
any entitlements), must comply with CEQA. In the absence of the need for local action
( such as development on those lands held in trust for the Tribe and not subject to the City’s
land use controls), it is likely that CEQA will not be triggered.
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LAND USE ELEMENT
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LAND USE ELEMENT
CITY OF RANCHO MIRAGE GENERAL PLAN PAGE II- 19
GOALS, POLICIES, AND PROGRAMS
Citywide Land Uses
The overall balance of land uses within the City of Rancho Mirage must implement the
City’s desire to be an international destination resort center that offers residents and visitors
amenities of a modern community while preserving the unique desert environment. To
ensure high quality development that logically integrates into the existing public
infrastructure systems, the City’s preferred development pattern has been and will continue
to be that of low density residential and high quality commercial land uses, implemented
through specific plans, Planned Residential Developments, and site plan review. The City
also encourages infill development in those areas that have undergone substantial
development prior to encouraging development in outlying areas. Infilling along the
Highway 111 corridor continues to be a priority. Rancho Mirage is rapidly building out and
there remains limited opportunity for development. Therefore, the City should take action
to ensure that remaining development is of the highest quality.
GOAL 1
A resort residential community of desirable neighborhoods and a variety of community
facilities and high quality development.
GOAL 2
A balanced mix of functionally integrated land uses, meeting general social and economic
needs of the community through simplified, compatible and consistent land use and zoning
designations.
Policy 1
Specific plans shall be required to ensure new development achieves high quality building,
design, and development standards and provides amenities above those expected in
conventional development.
Policy 2
Specific plans shall be utilized to assure the phased, logical and cost- effective extension of
infrastructure and buildout of new development.
Policy 3
Infill development shall be encouraged by prioritizing capital improvements in the
developed areas of the City.
Policy 4
The City shall ensure adequate visibility and accessibility for commercial development
while preserving the scenic viewsheds from adjoining properties and public rights- of- way.
Policy 5
The City shall ensure privacy and safety for residential neighborhoods by providing ade-quate
buffering and screening, particularly those adjoining or integrated with commercial
developments.
LAND USE ELEMENT
PAGE II- 20 CITY OF RANCHO MIRAGE GENERAL PLAN
Policy 6
The Community Development and Economic Development Departments shall actively
pursue opportunities to attract high quality retail commercial establishments and resort
hotels in the City.
Program 6. A
Promote the development potential of vacant lands within the City by providing far-reaching
marketing materials and promotional programs to the development
community.
Program 6. B
Provide the development community with maps and other information showing the
location of all available and planned infrastructure.
Policy 7
The City shall maintain a cooperative planning process with appropriate jurisdictions,
including the County of Riverside and the Agua Caliente Band of Cahuilla Indians,
assuring an effective advisory role regarding any and all development and land use
planning issues proposed within or in close proximity to the City and its Sphere of
Influence.
Residential Land Uses
Background
The City of Rancho Mirage has evolved primarily as a resort residential community. In
recent years, the community has experienced growth due to regional economic conditions.
In 2004, the City of Rancho Mirage had approximately 12,195 dwelling units, of which
approximately 9,533 were detached and attached single family units and about 1,811 were
multi- family units. The City also had 851 mobile homes.
The prevalence of single- family residential development has helped establish the low
density character of the City. This pattern has provided residents with open space and
recreation opportunities on their own individual lots or within planned communities.
Planned residential developments, the prevailing residential development type in the City,
also preserve these low densities by transferring development rights to specific areas and
dedicating large areas to community open space and recreation uses, particularly golf
courses. Both types of development have been important to assuring the high quality
residential environment of the City.
Affordable Housing
The City is, as are all other municipalities in the State of California, required by law to
assure the provision and availability of decent housing and a suitable living environment
for all economic segments of the community, with special attention to very low, low, and
moderate income groups. For additional information addressing these and other related
issues of the community associated with housing stock, please refer to the Housing
Element.
LAND USE ELEMENT
CITY OF RANCHO MIRAGE GENERAL PLAN PAGE II- 21
GOAL 1
The preservation and enhancement of the predominantly low density, high quality
residential character of the City.
Policy 1
Areas of existing residential development and surrounding vacant lands shall be planned in
a manner that preserves neighborhood character and assures a consistent and compatible
residential land use pattern.
Program 1. A
Assign and periodically review residential land use designations to assure that related
General Plan goals, including preservation of low density neighborhoods, are met.
Program 1. B
Consistently apply the City’s discretionary powers and development review process to
assure that subdivision and development plans are compatible with existing residential
areas.
Policy 2
Density transfers ( the transfer of allowable dwelling units from one area of land to another)
may occur in planned residential developments in conjunction with the provision of
common area amenities and open space. Golf courses, greenbelts, pool areas and other
open space uses incorporated into these developments shall be designated as Open Space
areas to assure their preservation as such.
Policy 3
The City shall consider the issues of slope disturbance, development area and lot coverage,
view preservation, revegetation, compatibility, public safety, and access when assessing
potential residential developments.
Policy 4
Lower income housing shall be dispersed where feasible, appropriate, and compatible with
surrounding land uses.
Commercial Land Uses
Background
Rancho Mirage has seen the evolution of its commercial land from small- scale retail and
service providers located along Highway 111 to community- scale centers serving a broad
market area and typified by The River and the Monterey MarketPlace. As the community
has continued to grow, neighborhood shopping centers have developed to serve the City’s
residents.
The overwhelming success of The River, a valley wide destination for upscale shopping,
entertainment, and dining enhances the opportunity for additional high quality development
along Highway 111. Most commercial development along the Highway 111 corridor has
been regulated by the Highway 111 East and West Specific Plans. Adopted in the early
1990s, these plans set forth the types and intensities of land uses that are permitted and
include design standards and guidelines to regulate development. The entire corridor is also
LAND USE ELEMENT
PAGE II- 22 CITY OF RANCHO MIRAGE GENERAL PLAN
located within project areas of the City Redevelopment Agency and benefit from various
programs that assist in the development and redevelopment of these areas.
Additionally, the performance of the Monterey MarketPlace has allowed the City to tap the
market access provided by U. S. Interstate- 10. With commercial development thriving at the
Monterey Avenue/ I- 10 interchange and the future realignment of the Bob Hope Drive/ I- 10
interchange, this part of the City will be an important contributor to the broadened
economic base.
Another of the City’s important commercial strengths is the destination resort hotel market.
In 2005, the City hosts three major resort hotels: the Westin Mission Hills, the Marriott
Rancho Las Palmas and The Lodge at Rancho Mirage. The City also contains three
business hotels: the Country Inn and Suites, the Hilton Garden Inn, and the Motel 6 Rancho
Mirage. Transient occupancy tax ( also termed “ bed tax”) is generated by the City’s hotels
and is an important component of the City’s general fund operating revenues.
Office development will continue to be an area of importance for the City, which has
gained a reputation as a preferred business address attracting medical, legal and other
professionals. The City office market also benefits from the location of Eisenhower
Medical Center, which supports a wide range of medical professionals with offices
elsewhere in the community.
Because buildout within the City is approaching, the General Plan identifies new areas that
hold commercial promise. The General Plan recognizes existing commercial land uses, as
well as vacant lands appropriate for commercial development. The Plan provides six
commercial land use designations allowing the development of general, neighborhood, and
community commercial, as well as professional office, and resort hotels. The Plan also
establishes a Specific Plan overlay, which can be used to provide control and coordination
of commercial development, providing detailed design and analysis of complex projects,
indicating the location and intensity of proposed uses.
The City’s geographic location in the center of the Coachella Valley provides commercial
opportunities in the highly competitive Coachella Valley market. The thoughtful location,
distribution and assigned intensity of commercial development is expected to provide
residents with a wider range of choices and services, while greatly enhancing the City’s
economic base.
Commercial Growth Potential
The General Plan provides substantial additional lands for future commercial development.
These include lands within existing commercial developments and lands where
development has yet to occur. Each of the commercial land use designations and their
development potential in approximate gross leasable square feet are set forth in Table II- 3.
Of the 1,177 acres of commercially designated lands in the City shown on the Land Use
Plan, approximately 780 or 66% were vacant in 2004. The Community Commercial
category comprises the largest block of undeveloped commercial lands ( 308 acres), with
Resort Hotel ( 241 acres) and General Commercial ( 124 acres) comprising the next largest
blocks of vacant land. Development potential also remains on lands designated for office
uses, with 59% undeveloped.
LAND USE ELEMENT
CITY OF RANCHO MIRAGE GENERAL PLAN PAGE II- 23
Table II- 3
Commercial Land Use Development Potential
Commercial Designation Total Acres
Estimated Square
Footage1
O Office 112 1,227,0002
C- N Neighborhood Commercial 103 1,119,000
C- G General Commercial 234 2,533,000
C- C Community Commercial 342 3,725,000
C- R Resort Commercial 350 2,1203
MU Mixed Use Commercial 36 124,000
TOTAL 1,177 8,773,000 sq. ft.
1 All square footages assume 25% lot coverage.
2 Assumes pure office development, not including office uses in other commercial zones.
3 Figure refers to the number of rooms. For projection purposes, this figure assumes 400
rooms could be built within Section 31, however, this figure does not predetermine or limit
the ultimate number of rooms that could be developed.
GOAL 1
High quality commercial land uses conveniently and appropriately distributed throughout
the City, meeting the community’s current and future needs and taking full advantage of
emerging development and economic opportunities.
Policy 1
The City shall designate sufficient lands to provide revenue to the City and a full range of
commercial services to the community and surrounding areas for present and future years.
Program 1. A
Maintain the Land Use Plan on an ongoing basis to assure sufficient lands are
designated for commercial uses to support the needs of the community and
surrounding areas in a manner consistent with economic opportunities and the resort
residential character of the community.
Policy 2
The City shall pursue high quality retail uses along Highway 111, within Section 19, and in
other areas of the City.
Program 2. A
Make market information ( which identifies the City’s service needs, potential sites
suitable for those commercial goods and services, and advantages of incentives for
locating in Rancho Mirage), available to developers and realtors.
Policy 3
Lot consolidation and integrated development planning along the Highway 111 corridor
shall be encouraged to reduce fragmentation and facilitate infill development.
LAND USE ELEMENT
PAGE II- 24 CITY OF RANCHO MIRAGE GENERAL PLAN
Institutional Uses
The provision of adequate levels of public facilities and services is one of the principal
concerns or functions of local government. Governmental facilities such as City Hall and
fire stations are designated under the Institutional land use designation on the Land Use
Plan. The Institutional designation also allows for schools, hospitals and other medical
facilities, utility facilities, public parks, museums, libraries, and other cultural facilities. A
potential library and museum, along with associated meeting space for occasional
conferences, may be developed on the parcel north of the Annenberg Estate. Such a
development could house the collection of documents and memorabilia collected over the
years by Ambassador and Mrs. Annenberg.
The extent and intensity of various land uses determines the level of public services and
facilities needed to support them. Residential, commercial, and office development each
generate specific demands for public services and facilities. The planned, logical extension
of urban areas cannot occur without careful planning for the provision of additional
institutional uses and facilities. The City has the essential responsibility to cooperate and
coordinate with the appropriate agencies to assure that lands are available for such uses.
GOAL 1
Institutional uses that are efficiently located to serve the community and are compatible
with surrounding land uses.
Policy 1
Institutional uses and facilities shall be developed in a manner that assures adequate levels
of service, while remaining compatible with existing and future land uses.
Open Space Uses
Open space provides relief from urban congestion and creates opportunities for recreational
activities, settings for public activities, places to gather in more natural environments, and
protection of natural resources. One way to ensure the development or preservation of open
space is through its designation on the Land Use Plan. Open space areas within the City
include lands designated for the preservation of natural resources ( plant and animal
communities), desert washes, mineral deposits, parks and recreational facilities, and areas
where the presence or existence of hazardous conditions have prohibited development.
As discussed with regard to residential land uses, Planned Residential Developments are
the predominant residential land use in the City. Many benefit from the transfer of
development rights or permitted densities onto smaller areas, with the remainder dedicated
to open space and recreation facilities, including pools, tennis courts, golf courses and
passive landscaped open space areas. These areas are required to remain as open space for
the life of the development and are not available for further residential or other non open
space uses.
There are four types of open space categories illustrated on the Land Use Plan. These
include open space for public parks ( OS PP), private golf courses and common open space
areas ( OS/ PV), publicly owned mountainous reserves ( OS/ MR) and floodways/ washes/
channels ( OS/ FW). Each of these is discussed in more detail under the Open Space and
Conservation Element. Below are policies and programs that will assist the City in
implementing the Land Use Element as well as the Conservation and Open Space Element.
LAND USE ELEMENT
CITY OF RANCHO MIRAGE GENERAL PLAN PAGE II- 25
GOAL 1
The conservation of open space areas that protect environmental resources, guard against
environmental hazards, provide recreational opportunities, and enhance the aesthetic
character of the City.
GOAL 2
A land use pattern that preserves the City’s resort residential atmosphere, including scenic
resources such as hillside and mountain vistas, waterways, and native desert communities.
Policy 1
The City shall protect and identify lands suitable and appropriate for preservation as open
space areas.
Program 1. A
Review and update the Land Use Plan and information on the various types of open
space and conservation lands in the community on an ongoing basis.
Program 1. B
Evaluate all development proposals and identify their impact upon and compatibility
with designated open space and conservation lands.
Program 1. C
Encourage the development of a public park adjacent to the future Bob Hope
Drive/ I- 10 interchange and near the northwest corner of the City’s southern Sphere of
Influence. The park will serve as an entry feature to the City.
Policy 2
The City shall confer and coordinate with U. S. Bureau of Land Management, California
Fish and Game, and other local agencies to map and periodically update information on the
various open space lands and facilities within the City, its Sphere of Influence, and the
immediate vicinity.
Policy 3
The City shall maintain a Development Code that encourages the provision and
preservation of open space areas through flexible development standards.
Program 3. A
Adopt and implement flexible development policies, standards, and guidelines that
encourage quality open space amenities within new residential subdivisions and
planned developments. These policies, standards and guidelines shall be incorporated
into the City Development Code and other appropriate regulatory documents.
Program 3. B
Adopt amendments to the City’s comprehensive grading ordinance that protect
hillsides and other open space and natural resource conservation areas and reflect
sensitivity to topographic and scenic qualities, wildlife resources, water or mineral
resources, and air quality.
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III. Circulation Element
CIRCULATION ELEMENT
CITY OF RANCHO MIRAGE GENERAL PLAN PAGE III- I
I I I
TABLE OF CONTENTS
PURPOSE................................................................................................................ III- 1
BACKGROUND ......................................................................................................... III- 1
CIRCULATION PLAN ................................................................................................. III- 2
Roadway Classifications ........................................................................................ III- 2
Performance Criteria .............................................................................................. III- 7
Circulation Roadway Plan.................................................................................... III- 11
Circulation Systems and Access .......................................................................... III- 17
GOALS, POLICIES, AND PROGRAMS .......................................................................... III- 19
LIST OF EXHIBITS
Exhibit III- 1 Street Cross- sections ...................................................................... III- 5
Exhibit III- 2 Level- of- Service ............................................................................. III- 9
Exhibit III- 3 Circulation Roadway Plan ........................................................... III- 13
Exhibit III- 4 Designated Truck Routes .............................................................. III- 15
LIST OF TABLES
Table III- 1 Level- of- Service Description............................................................ III- 8
CIRCULATION ELEMENT
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CIRCULATION ELEMENT
CITY OF RANCHO MIRAGE GENERAL PLAN PAGE III- 1
PURPOSE
To protect the City’s character as a premier residential resort community, careful planning
of the roadway network is essential. As the City’s road system nears its capacity for
handling traffic in a safe and efficient manner, the potential for delays and the risk of traffic
accidents increases. To preserve the City’s unique character while providing the safest and
most efficient roadway system possible, the Circulation Element documents the current
status of the City’s road system, identifies problems and proposes solutions. Additionally,
the Circulation Element analyzes future traffic impacts on Rancho Mirage caused by
growth in the City and region. The purpose of the Circulation Element is to develop an
efficient, cost- effective and comprehensive transportation management strategy consistent
with regional plans and local needs to maintain and improve mobility.
BACKGROUND
The Circulation Element has been developed as a comprehensive transportation
management strategy based upon an analysis of existing conditions within the City and
future development as set forth by the General Plan Land Use Plan ( see Land Use
Element). The types and intensities of land uses in the City will predictably influence the
types and volume of vehicles traveling the City’s roads. The Circulation Element provides
specific policy guidance and implementation programs that address existing and future
traffic conditions and are designed to maintain and improve the performance of the
circulation system.
The Circulation Element is also the result of coordination with the Regional Transportation
Plan ( RTP) and regional agencies including the California Department of Transportation
( CalTrans), the Coachella Valley Association of Governments ( CVAG), the Southern
California Association of Governments ( SCAG), the Riverside County Transportation
Commission ( RCTC), and the Sunline Transit Authority. Other federal and state
transportation planning must also be coordinated with local planning.
Other elements of the General Plan affect and are affected by the policies and programs
contained in the Circulation Element. For example, the Air Quality Element seeks to
minimize pollution generated by vehicle emissions, which increases when roadway
congestion increases travel times and decreases vehicle speeds. The maintenance of
adequate traffic flows, the prevention of traffic congestion caused by inadequate or failing
roadways, and enhanced vehicle efficiencies will help preserve the air quality in the
community and improve circulation. Additionally, Ramon Road and Monterey Avenue are
part of the Riverside County Congestion Management Program ( CMP) system. The City
must therefore maintain a level- of- service ( LOS) E on these roadways to preserve gas tax
funding ( see section on Performance Criteria for a discussion on level- of- service standards)
CIRCULATION ELEMENT
PAGE III- 2 CITY OF RANCHO MIRAGE GENERAL PLAN
CIRCULATION PLAN
The Circulation Plan describes the approach to be used in implementing the Circulation
Element’s goals and policies, as well as the location and extent of circulation facilities and
services.
Roadway Classifications
Based upon existing and projected traffic demands generated by buildout of the General
Plan, each major roadway has been assigned a specific design classification. The need for
and appropriateness of each classification is based upon future traffic volumes and overall
community design goals set forth in the General Plan. Each of the classifications
corresponds with the street cross- sections illustrated in Exhibit III- 1. Refinements may be
required when securing right- of- way and constructing improvements at specific locations,
especially at intersections.
There are six categories in the City roadway hierarchy, ranging from higher capacity
primary arterials to lower capacity collector and local streets. These categories are
described below:
Primary Arterial: A six- lane divided roadway, with a typical right- of- way width
of 134 feet and a curb- to- curb pavement width of approximately 108 feet. Primary
arterials generally carry high traffic volumes and are main thoroughfares through
the City. Ramon Road is an example of a primary arterial.
Major Arterial: A six- lane divided roadway with a typical right- of- way width of
120 feet and a curb- to- curb pavement width of approximately 106 feet. Major
arterials generally carry high traffic volumes and are main thoroughfares through
the City. Monterey Avenue south of Country Club Drive is an example of a major
arterial.
Minor Arterial: A four- lane divided roadway with a typical right- of- way width of
110 feet and a curb- to- curb pavement width of approximately 86 feet. These
arterials typically carry traffic along the perimeters of major developments but are
also used as through streets. Gerald Ford Drive is an example of a minor arterial.
Major Collector: A four- lane divided roadway with a typical right- of- way width
of 100 feet and a curb- to- curb pavement width of approximately 76 feet. Its
function is to distribute traffic between local streets and arterials. Although some
collectors serve as through routes, their primary function is to provide access to
surrounding land uses. Morningside Drive is an example of a major collector.
Minor Collector: A four- lane undivided roadway with a typical right- of- way
width of 88 feet and a curb- to- curb pavement width of approximately 64 feet. Its
function is to distribute traffic between local streets and arterials. While no
roadways are currently classified as a minor collector, this classification may be
used for future roadways.
CIRCULATION ELEMENT
CITY OF RANCHO MIRAGE GENERAL PLAN PAGE III- 3
Local: This category of roadway is designed to provide access to individual
parcels of land. Local streets consist of two lanes with a typical right- of- way width
of 60 feet and a pavement width of 40 feet. Examples of local streets are Sunny
Lane and Sahara Road.
Typical cross sections for roadway classifications are provided in Exhibit III- 1. Actual
cross- sections may vary somewhat from the indicated measurement standards, but in order
to provide maximum capacity, as well as right- of- way protection for landscaping, bike
lanes, and future roadway improvements, the typical roadway cross- sections are
recommended as future minimums.
Regional Roadways
There are two regional routes serving the City: State Highway 111 and U. S. Interstate 10
( I- 10). Highway 111 extends from its juncture with I- 10, several miles west of Palm
Springs and southeast to Brawley, in the Imperial Valley. I- 10 connects the Los Angeles
region with Arizona and other cities and states to the east. These two important roadways
provide regional and interstate connections for the City and the Coachella Valley. Finally,
the Mid- Valley Parkway provides an additional intra- regional arterial that extends from
Highway 111 at Chino Canyon, southeast to Cook Street. Each of these regional facilities is
briefly discussed below.
U. S. Interstate 10: In the vicinity of Rancho Mirage, I- 10 is built as an eight- lane
divided freeway accessed from diamond intersections spaced a minimum of one
mile apart. I- 10 provides essential inter- city and inter- regional access and is a
critical part of the local road network moving people and goods into and out of the
Coachella Valley. Direct city access to I- 10 is currently provided through the
Monterey Avenue and Ramon Road interchanges.
State Highway 111: While still maintaining its state highway status, this roadway
has become more important as an intra- regional connector serving the local cities.
In Rancho Mirage, this roadway has been improved to its ultimate six- lane divided
design standard. The ultimate buildout of State Highway 111 throughout the
Valley is expected to be reached within the next few years. Until recently,
Highway 111 was under the management jurisdiction of CalTrans, but the City has
now assumed these responsibilities.
Mid- Valley Parkway: In Rancho Mirage, the Mid- Valley Parkway extends east
from Plumley Road along Dinah Shore Drive to Bob Hope Drive. It then proceeds
south to Gerald Ford Drive, where it continues east to Monterey Avenue. The
Mid- Valley Parkway was conceived by CVAG to provide an additional intercity,
high capacity connector to better link the cities of the upper Coachella Valley and
further unify the market area.
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CITY OF RANCHO MIRAGE GENERAL PLAN PAGE III- 7
Performance Criteria
Evaluating the ability of the circulation system to serve the desired future land uses
requires establishing suitable " performance criteria." These are the means by which future
traffic volumes are compared to future capacity to evaluate the adequacy of the circulation
system.
Level- of- Service
The available and utilized capacity of a roadway is typically characterized as
“ level- of- service.” Level- of- service ( LOS) is a qualitative measure describing the
efficiency of the flow of traffic and includes a range of alphabetical connotations “ A”
through “ F,” used to characterize roadway operating conditions. LOS A represents the best
( free flow) conditions and LOS F indicates the worst ( system failure). Level- of- service can
also be represented as volume to capacity ( V/ C) ratios, or vehicle demand divided by
roadway capacity. Therefore, as the ratio approaches 1.00 the roadway approaches LOS F.
Table III- 1 describes the quality of traffic flow associated with each level- of- service and
Exhibit III- 2 provides a general illustration of each level- of- service.
To improve roadway capacity, the City can employ a variety of roadway design techniques.
Added travel and turning lanes increase capacity, as does the inclusion of raised medians
and restricted access on a roadway. Raised medians increase roadway capacity by reducing
the number of vehicle conflict points and improving traffic flows. Restricted access avoids
loss of capacity caused by interruptions and disruptions to traffic flow from vehicles
coming onto or leaving the roadway.
Acceptable Level- of- Service
In recent years, traffic engineers and transportation planners have attempted to bridge the
gap between providing ideal roadway operating conditions and the costs of infrastructure to
assure those conditions. While LOS C has long been considered the desirable and optimal
level of traffic volume on any given roadway, it represents a standard that is progressively
more difficult and less cost- effective to achieve in urban areas. For peak operating periods,
LOS D or a maximum volume to capacity ratio of 0.90 is now considered the generally
acceptable service level.
Additionally, the County of Riverside maintains a Congestion Management Program
( CMP) to monitor and improve the County’s regional network of roadways. For CMP
streets or highways, the County accepts LOS E. If any CMP roadway falls below this
standard, the City must go through a procedure to prepare a " deficiency plan" or risk losing
a portion of the gasoline taxes it receives for road purposes from the State. Ramon Road
and Monterey Avenue are a part of the CMP system. Where a LOS of E or worse exists
along roadway segments and intersections along these CMP roadways, the City will
attempt to take every reasonable measure to improve operating conditions.
CIRCULATION ELEMENT
PAGE III- 8 CITY OF RANCHO MIRAGE GENERAL PLAN
Table III- 1
Level- of- Service Description
Level of
Service Quality of Traffic Flow
Signalized
Intersection
Delay
V/ C
Ratio
A Low volumes, high speed; speed not
restricted by other vehicles. 0– 10 seconds 0.00– 0.60
B
Operating speeds beginning to be
affected by other traffic. Some
drivers may begin to feel restricted
by other vehicles. Operating speeds
and maneuverability closely
controlled by other traffic;
recommended ideal design standard.
10– 20 seconds 0.61– 0.70
C
Occasionally drivers may have to
wait through more than one red
signal. Most drivers feel somewhat
restricted, but not objectionably so.
20– 35 seconds 0.071– 0.80
D
Tolerable operating speeds; often
used as design standard in urban
areas. Increasing restriction at
intersection, but no excessive
backups. Drivers frequently have to
wait through more than one red
signal. This level is the lower limit of
acceptable operation to most drivers.
35– 55 seconds 0.81– 0.90
E
All drivers wait through more than
one red signal. At 100% capacity
( V/ C= 1.0), it theoretically represents
the most vehicles that a particular
intersection can accommodate.
55– 80 seconds 0.91– 1.00
F
System failure; long queues of
traffic; unstable flows; stoppages of
long duration; traffic volume and
speed can drop to zero; traffic
volume will be less than the volume
which occurs at Level- of- Service E.
80 seconds and up Above 1.00
CIRCULATION ELEMENT
PAGE III- 10 CITY OF RANCHO MIRAGE GENERAL PLAN
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CIRCULATION ELEMENT
CITY OF RANCHO MIRAGE GENERAL PLAN PAGE III- 11
Circulation Roadway Plan
The goals and policies in this Element emphasize the importance of developing a
circulation system that is capable of serving both existing and future residents while
preserving community values and character. The City’s arterial and collector streets, shown
in Exhibit III- 3, are identified according to their roadway classification and are sized
appropriately to provide sufficient capacity for projected traffic. The legend for Exhibit
III- 3 indicates the number of lanes for each class of roadway as well as its status as a
divided or undivided roadway. For example, ( 6D) represents a six- lane divided roadway.
Exhibit III- 3 also identifies critical intersections, which are discussed later under the
section on “ Securing Right- of- Way.” Exhibit III- 4 identifies designated truck routes
throughout the City.
CIRCULATION ELEMENT
PAGE III- 12 CITY OF RANCHO MIRAGE GENERAL PLAN
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CIRCULATION ELEMENT
PAGE III- 14 CITY OF RANCHO MIRAGE GENERAL PLAN
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CIRCULATION ELEMENT
PAGE III- 16 CITY OF RANCHO MIRAGE GENERAL PLAN
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CIRCULATION ELEMENT
CITY OF RANCHO MIRAGE GENERAL PLAN PAGE III- 17
Circulation Systems and Access
Public Transportation
The Sunline Transit Authority is the provider of public transit service within the City of
Rancho Mirage and the Coachella Valley. The Sunline fleet consists of buses powered by
compressed natural gas. Buses are also equipped with wheelchair lifts and bike racks.
Aircraft Traffic
The Palm Springs International Airport is the primary air transportation facility serving
Rancho Mirage and the Coachella Valley. Passenger traffic is seasonal, with the peak
season being the January February March period and the slowest period occurring during
the summer months.
Railway Facilities
Rail freight service is provided to the Coachella Valley by the Southern Pacific Railroad
( SPRR), with freight transfer facilities located in Indio and Coachella. There is also current
Amtrak service to Indio on the Southern Pacific line. These facilities carry between 30 and
40 trains per day, almost all of which are freight.
Non- Motorized Circulation
Pedestrian and other non- motor circulation is encouraged in the City wherever possible.
The provision of sidewalks, bike lanes and golf cart paths is especially important along
major roadways. Currently, the City has only a partially integrated system of sidewalks,
bicycle lanes, golf cart paths, or multi- use trails within roadway designs and rights- of- way.
Carefully thought out and planned alternative transportation corridors will enhance and
give greater opportunity to the use of alternative modes of transportation. It should be
noted that golf carts are legally restricted to designated pathways and roadways with speed
limits less than 35 miles per hour.
With future development, pedestrian safety and accommodation should be given attention
and serious consideration. Future bike and golf cart paths will serve as safe routes for intra
city traffic. Routes should be clearly marked and striped and should be designed as one
way routes to flow in the same direction as the adjacent automobile traffic. Combination
sidewalk/ bikeway/ golf cart paths require a minimum eight- foot width.
Parking and Access Facilities
While many of the newer commercial developments in the City have been able to provide
adequate parking to serve their customers, some older developments are frequently unable
to provide sufficient off street parking. This problem is particularly evident along State
Highway 111 and associated with older and smaller retail outlets. It is essential that new
development, as well as projects undergoing redevelopment, be required to provide
adequate on site parking to meet the parking demand generated. Parking lot ingress and
egress should also be thoughtfully controlled and consolidation encouraged to minimize
disruption to traffic flow on adjacent streets.
CIRCULATION ELEMENT
PAGE III- 18 CITY OF RANCHO MIRAGE GENERAL PLAN
Transportation Demand Management
As the Valley and the City continue to grow, transportation demand and systems
management will become more important in preserving and increasing available roadway
capacity. Transportation Demand Management ( TDM) involves the development and
implementation of policies, plans and programs designed to encourage the use of a wider
range of transportation alternatives, including public transit and bicycles. In addition to an
emphasis on alternative travel modes such as carpooling, van pooling and mass transit,
TDM can also include employee flex time as an important component that reduces peak
hour travel and associated traffic congestion.
In response to State mandates, the Riverside County Transportation Commission ( RCTC)
prepared a regional Congestion Management Program, which required Rancho Mirage and
other cities to prepare TDM ordinances or risk the loss of federal transportation funds. The
City adopted its TDM ordinance in April, 1992.
Major Utility Corridors
The General Plan also plays an important role in assuring the planned provision of major
corridors and easements for the transport of natural gas, electricity, communications,
domestic water, sewerage, and storm drainage. In many instances, the need for utility
corridors is met through the provision of easements in or adjacent to City streets and along
common lot lines. The planning of future land use, the division of land, and the processing
of development applications requires communication and coordination with utility
companies and other service providers to assure the availability and provision of easements
and rights- of- way for the extension of roads and utility lines and services.
All Weather Access
The Whitewater River and a few channels draining the local mountains require the
construction of all weather crossings to assure accessibility during major flooding.
Currently, Bob Hope Drive and Monterey Avenue at the Whitewater River, and a bridge on
Highway 111 just west of Mirage Road, provide all weather crossings for these roadways.
As traffic volumes increase elsewhere in the City, it may be necessary to construct all
weather bridges at other locations.
Securing Right- of- Way
The City has generally been able to secure right- of- way needed to provide full- width mid-block
roadway improvements and has also been able to secure additional right- of- way
along major arterials designated as scenic corridors. However, the need for expanded
intersection improvements throughout the City requires that additional right- of- way be
secured to provide for additional through and turning lanes. The greatest demand for
additional right- of- way will be at critical intersections, where ideal roadway configurations
would provide three through lanes, two left turn lanes, and one dedicated right turn lane.
Exhibit III- 3 identifies the location of critical intersections in the City. Please see the
General Plan Program EIR for critical intersection design standards and traffic related
technical information.
CIRCULATION ELEMENT
CITY OF RANCHO MIRAGE GENERAL PLAN PAGE III- 19
GOALS, POLICIES, AND PROGRAMS
The City should continue to review and monitor land use trends and their associated
changes in traffic volumes and patterns and make periodic adjustments in planning and
program implementation by utilizing roadway improvement and maintenance management
programs. This will be accomplished by regularly monitoring traffic on major roadways
and by conducting on- going inventories of current traffic and circulation patterns. Through
the implementation of this Element, TDM techniques, and involvement with regional, State
and federal regulators, the City will progressively alleviate current problems and avoid
future system inadequacies.
GOAL 1
A safe, efficient, attractive, and economical circulation network meeting current and future
demands in a manner consistent with the resort residential character of the community.
Policy 1
The City’s street system shall be designed and constructed to maximize mobility, minimize
congestion, and assure that all intersections and street segments shall operate at LOS “ D”
or better during the peak hours of traffic, as generated by the buildout of the Land Use
Plan.
Program 1. A
Periodically update the General Plan traffic study to maintain its relevance and
correspondence to the General Plan land use designations and the design and
construction of City streets.
Program 1. B
Prepare a master plan for road construction, which includes standards for ultimate
rights- of- way and pavement width, and provides a schedule for securing right- of- way
and constructing improvements needed to maintain the level- of- service standards set
forth in the Circulation Element.
Program 1. C
Prepare a traffic study to analyze possible improvements needed for Monterey Avenue
south of Country Club Drive.
Program 1. D
Establish and maintain a roadways pavement management program ( PMP) that sets
forth budgeting, timelines, and schedules for maintenance of existing roadways in the
community.
Policy 2
A detailed traffic analysis shall be required for development proposals or other activities
that might potentially require roadway improvements above and beyond those evaluated in
the Circulation Element and General Plan EIR.
Policy 3
The City shall require improvements at critical intersections beyond those needed to meet
standard levels- of- service at the discretion of the City Engineer.
CIRCULATION ELEMENT
PAGE III- 20 CITY OF RANCHO MIRAGE GENERAL PLAN
Policy 4
The number of access points and intersections along arterials shall be limited in order to
preserve mid block and intersection capacities and to maintain public safety.
Program 4. A
Maintain a design specifications manual that includes but is not necessarily limited to
standards for major roadway intersection spacing, access restrictions and separations,
median island opening separation, turning movement restrictions, turning lanes,
driveways and gated entries, roadway parking restrictions, and street lighting and
signage.
Program 4. B
Facilitate the consolidation of access driveways along all arterials in a manner that
minimizes conflicting turning movements and maximizes the use of existing and
planned signalized intersections.
Policy 5
Access points shall be coordinated between future development in Section 31 and any
future development of the properties on the west side of Bob Hope Drive.
Policy 6
The City shall actively participate in a wide range of regional transportation planning and
programs to improve the capacity, efficiency, and safety of the shared circulation system.
Program 6. A
Regularly coordinate with other local agencies regarding their plans, programs, and
services that affect the quality and safety of the Rancho Mirage roadway system.
Program 6. B
Study the need and feasibility of providing additional all weather crossings along
critical roadways and develop an implementation plan and schedule, if appropriate.
Policy 7
The City shall develop a system of continuous and convenient bicycle routes and multi use
trails to places of employment, shopping centers, schools, and other high activity areas; as
well as a golf cart transportation program.
Program 7. A
Incorporate design standards and guidelines for bicycle routes and associated facilities
such as bike racks and route signs.
Program 7. B
Maintain and expand a golf cart transportation program that will provide a safe and
convenient means of golf cart access to golf courses and neighboring uses within the
City of Rancho Mirage.
CIRCULATION ELEMENT
CITY OF RANCHO MIRAGE GENERAL PLAN PAGE III- 21
Policy 8
The local street system within developing neighborhoods shall be established through a
cooperative public/ private planning process.
Program 8. A
Monitor the volume, speed, and characteristics of traffic on local streets to assure that
neighborhoods are not adversely impacted.
Policy 9
Circulation and access for undeveloped parcels shall be coordinated with surrounding
properties.
Policy 10
Streets within private planned residential areas shall be installed and maintained as private
streets, and shall be developed in accordance with development standards set forth in the
Zoning Ordinance and other applicable standards and guidelines.
Policy 11
City streets should not be converted to private streets when it would diminish circulation
alternatives.
Policy 12
City truck routes shall be designated and limited to Ramon Road, Dinah Shore Drive,
Gerald Ford Drive, Monterey Avenue, Highway 111, and portions of Bob Hope Drive,
Frank Sinatra Drive, and Country Club Drive.
CIRCULATION ELEMENT
PAGE III- 22 CITY OF RANCHO MIRAGE GENERAL PLAN
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IV. Housing Element
HOUSING ELEMENT
( ADOPTED AUGUST 2001) CITY OF RANCHO MIRAGE GENERAL PLAN PAGE IV- I
IV
TABLE OF CONTENTS
INTRODUCTION ......................................................................................................... IV- 1
BACKGROUND .......................................................................................................... IV- 1
Legal Requirements of the Housing Element ........................................................ IV- 1
At Risk Analysis .................................................................................................... IV- 2
Relationship to Other Elements ............................................................................. IV- 2
Review of State and Local Housing Plans and Objectives .................................... IV- 2
Evaluation of Existing Housing Element Policies and Programs .......................... IV- 3
HOUSING NEEDS....................................................................................................... IV- 8
Regional Setting..................................................................................................... IV- 8
Demographic Characteristics ................................................................................. IV- 8
Rehabilitation Needs ............................................................................................ IV- 17
Future Housing Needs.......................................................................................... IV- 19
Strategy for Meeting Affordable Housing Need .................................................. IV- 20
Quantified Objectives........................................................................................... IV- 21
Affordable Units at Risk ...................................................................................... IV- 21
SPECIAL HOUSING NEEDS ........................................................................................ IV- 23
Farmworkers ........................................................................................................ IV- 23
Homeless.............................................................................................................. IV- 23
The Elderly........................................................................................................... IV- 24
Handicapped......................................................................................................... IV- 25
AIDS .................................................................................................................... IV- 25
Large Families...................................................................................................... IV- 25
Single- Parent Families and Female- Headed Households .................................... IV- 26
First- Time Homebuyers ....................................................................................... IV- 26
Rental Rates ......................................................................................................... IV- 26
Energy Conservation............................................................................................ IV- 27
CONSTRAINTS TO THE DEVELOPMENT OF HOUSING ...................................................... IV- 28
Governmental Constraints.................................................................................... IV- 28
Economic Constraints .......................................................................................... IV- 40
Physical Constraints............................................................................................. IV- 41
PUBLIC PARTICIPATION .......................................................................................... IV- 42
HOUSING GOALS, POLICIES, AND PROGRAMS ............................................................ IV- 42
HOUSING ELEMENT
PAGE IV- II CITY OF RANCHO MIRAGE GENERAL PLAN ( ADOPTED AUGUST 2001)
LIST OF TABLES
Table IV- 1 Age Distribution – 1990 ........................................................................ IV- 8
Table IV- 2 Ethnic Characteristics – 1980 and 1990 ................................................. IV- 9
Table IV- 3 Population Growth – 1985 to 2000 ....................................................... IV- 9
Table IV- 4 Major Employers – 1995...................................................................... IV- 10
Table IV- 5 Housing Characteristics – 1990 ............................................................ IV- 11
Table IV- 6 Housing Characteristics – 1995 ............................................................ IV- 11
Table IV- 7 Vacancy Status – 1990.......................................................................... IV- 12
Table IV- 8 Housing Tenure – 1990 ....................................................................... IV- 12
Table IV- 9 Overcrowding, Owner- Occupied Units – 1990........................................ IV- 13
Table IV- 10 Overcrowding, Renter- Occupied Units – 1990...................................... IV- 13
Table IV- 11 Households Earning 80% of Median Income or Less, Paying
30% or More of Gross Income for Shelter by Tenure – 1988............ IV- 13
Table IV- 12 Total Lower Income Households Overpaying for Shelter – 1999............ IV- 14
Table IV- 13 Percentage of Household Income Spent on Housing: Owner-
Occupied Units – 1990 ................................................................. IV- 14
Table IV- 14 Percentage of Household Income Spent on Housing: Renter-
Occupied Units – 1990 ................................................................. IV- 15
Table IV- 15 1980 and 1990 Median Housing Prices ............................................... IV- 15
Table IV- 16 1990 Rancho Mirage Median Income Affordability GAP........................ IV- 16
Table IV- 17 1995 Rancho Mirage Median Income Affordability Gap ........................ IV- 16
Table IV- 18 2000 County of Riverside Housing Program Income Limits .................. IV- 16
Table IV- 19 Mobilehome Park Condition Survey Results – 1992 ............................. IV- 18
Table IV- 20 Mobilehome Park Structural Condition of Coaches – 1994 .................. IV- 18
Table IV- 21 Category, Unadjusted 1998– 2005....................................................... IV- 19
Table IV- 22 Quantified Objectives Matrix 1998– 2005 ............................................ IV- 21
Table IV- 23 Demographic Characteristics of the Elderly ( Age 65 and Over)
– 1990 ........................................................................................ IV- 24
Table IV- 24 Representative Apartment Market Rates in Rancho Mirage –
2000........................................................................................... IV- 27
Table IV- 25 Residential Land Use Categories......................................................... IV- 28
Table IV- 26 Vacant Acreage Residential Buildout – 1995 ...................................... IV- 29
HOUSING ELEMENT
( ADOPTED AUGUST 2001) CITY OF RANCHO MIRAGE GENERAL PLAN PAGE IV- III
Table IV- 27 Planned Set- Aside Fund Expenditures for Affordable Housing
Projects....................................................................................... IV- 30
Table IV- 28 Housing Authority Revenues and Expenditures, 2000– 2005 ................ IV- 31
Table IV- 29 Residential Development Standards, Minimum Area
Requirements for Residential Zones .............................................. IV- 32
Table IV- 30 Minimum Development Standards for Residential Zones ...................... IV- 32
Table IV- 31 Minimum Room Size .......................................................................... IV- 33
Table IV- 32 Minimum Area Requirements for Affordable Housing Projects ............. IV- 34
Table IV- 33 Development Fees, City of Rancho Mirage – 2000................................ IV- 35
Table IV- 34 City of Rancho Mirage – Planning Fee Schedule .................................. IV- 36
HOUSING ELEMENT
PAGE IV- IV CITY OF RANCHO MIRAGE GENERAL PLAN ( ADOPTED AUGUST 2001)
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HOUSING ELEMENT
( ADOPTED AUGUST 2001) CITY OF RANCHO MIRAGE GENERAL PLAN PAGE IV- 1
INTRODUCTION
The purpose of the Rancho Mirage Housing Element is to provide both the citizens and
public officials with a comprehensive understanding of the housing needs within the City,
and to set forth policies and programs that will enable the City to reach its defined housing
goals. In order to achieve the ultimate goal of ensuring that every Rancho Mirage resident
secures a safe and decent place to live within a satisfactory environment, the Housing
Element promotes a closer coordination of housing policies and programs at local, state and
federal levels, since the attainment of housing goals depends upon the shared commitment
of all levels of government.
BACKGROUND
Legal Requirements of the Housing Element
State law passed in 1980 ( AB 2853- Roos Bill) describes the requirements for Housing
Elements: the need to include an assessment of regional housing needs, the role of the
California Department of Housing and Community Development ( HCD) in the review of
elements, and procedures and timing for the adoption of the Housing Element. According
to that law, this Housing Element must contain three parts:
1. An assessment of housing needs and an inventory of resources and constraints
relevant to the meeting of those needs;
2. A statement of the community’s goals, quantified objectives, and policies relative
to the maintenance, improvement, and development of housing; and
3. A program which sets forth a five- year schedule of actions to implement the
policies and achieve the goals and objectives of the Housing Element, guided by
the following State housing objectives:
a. Provision of decent housing for all persons regardless of age, race, sex,
marital status, source of income, or other arbitrary factors;
b. Provision of adequate housing by location, type, price and tenure; and
c. Development of a balanced residential environment including access to
jobs, community facilities, and services.
Chapter 1140, Statutes of 1989, amends Housing Element law [( Section 65583 ( c)] to
require the housing program of an element to include, by January 1, 1990, a description of
the use of moneys in a Redevelopment Agency’s Low and Moderate Income Housing
Fund, if the locality has established a redevelopment project area pursuant to the
Community Redevelopment Law [ Division 24 ( commencing with Section 33000) of the
Health and Safety Code].
This element has been completed to meet all requirements of the law for the planning
period from 1998 through 2005. The Regional Housing Needs Assessment ( RHNA)
developed by the Southern California Association of Governments has been incorporated
into this document.
HOUSING ELEMENT
PAGE IV- 2 CITY OF RANCHO MIRAGE GENERAL PLAN ( ADOPTED AUGUST 2001)
At Risk Analysis
Chapter 1451, Section 65583, requires each city and county to adopt programs for
preserving existing affordable housing. The City does not currently have any units at risk
of terminating subsidies. A complete analysis is included in this document.
Relationship to Other Elements
The Housing Element is a policy document identifying present and future housing needs
and establishing programs and implementation policies, which ensure a good faith effort to
meet such needs. Within the context of